11546 Onyx Cir · Fort Myers, FL 33913

$615,000

3 bd · 3.0 ba · 2,201 sqft · SingleFamily public records · 209 Days on market

Built 2017 7,975 sqft lot Est $607k · at est. $536/mo HOA · 9% of rent ↓ 11% since listing

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +10.2/30.0
• ARV discount +6.9/15.0
• Livability +4.3/5.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• DSCR +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOWEST PRICED PER SQUARE FOOT POOL HOME IN ARBORWOOD PRESERVE! Discover your dream home in the Arborwood Preserve community, masterfully crafted by WCI! Featuring the Islamorada floor plan, this fantastic home offers 3 bedrooms, a den, 3 full bathrooms, and charming lake views. Meticulously maintained by the original owners, the home boasts fully paid and insured solar panels covering both the entire house and the pool. Enjoy peace of mind with accordion-style hurricane shutters securing the entire property. This bright and inviting home showcases elegant tray ceilings in the living room and a modern kitchen with Corian countertops and ample cabinet storage space. The main living areas feature plank tile flooring, while the bedrooms offer luxury vinyl floors and generous closet space. One of the bedrooms includes an ensuite bathroom, perfect for family and guests. Arborwood Preserve exemplifies resort-style living with an array of amenities, including a resort-style pool, restaurant/bar, theater room, coffee room, craft and art room, fitness center/yoga room, tennis, pickleball, and bocce. Conveniently located near RSW Airport, Gulf Coast Center, FGCU, I-75, and various shopping and dining options, this community offers unparalleled convenience. Don’t miss out—schedule your appointment today!

Key facts

• Accordion shutters
• Hurricane protection
• Lake front homesite

Tags

• LAKE FRONT HOMESITE
• EXTENDED SCREENED LANAI
• HEATED POOL
• FULLY PAID SOLAR SYSTEM
• HURRICANE PROTECTION
• ACCORDION SHUTTERS

Property features AI

Finance

• Other: Part of a large community (837 units)
• Financial info: Pets allowed conditionally (call); maximum of 2 pets
• HOA & community: Homeowners association with quarterly fee; Association fee includes internet, irrigation water, grounds maintenance and security; Community amenities: clubhouse, fitness center, media room, pool, bocce court, pickleball, tennis courts, barbecue/picnic area, restaurant, management

Exterior

• Parking: Attached garage; 2 covered garage spaces; Garage door opener
• Security: Smoke detectors; Gated community; Community security included in association services
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Municipal irrigation source; Solar panels (green feature)
• Home design: Single-story home; Entry level 1; Resale property; Has a view
• Construction: Block, concrete and stucco construction; Slate roof
• Exterior features: Sprinkler/irrigation system (automatic); Manual shutters; Tennis court(s); Lanai; Porch; Screened porch; Private pool (concrete, in-ground, heated, electric heat, solar heat); Community pool access; Pond on lot; Irregular lot; Northwest exposure; Southeast-facing property; Waterfront on a lake

Interior

• Kitchen: Dishwasher; Electric cooktop; Freezer; Disposal; Microwave; Range; Refrigerator; Self-cleaning oven; Pantry; Breakfast bar
• Bedrooms: Den (additional flexible room); Screened porch (additional flexible room); Great room (additional flexible room)
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms; Dual sinks in bath
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Dual sinks; Open living/dining area; Pantry; Shower-only bath with separate shower; Walk-in closet(s); Window treatments; Split-bedroom floor plan; Single-hung windows; Window coverings; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $615k.

Deal economics

• At list price, monthly cash flow is $-346 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $554k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $568k (7.6% below list).
• Recommended offer: $541k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 3.0% in Fort Myers — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 86/100 on livability (#14 in FL, #383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 811 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $5,685/mo this rent would consume 62% of the median local household income ($110k/yr) (locally 276% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($541k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $541,200 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $607,476
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11930 Silver Cobblestone Way	0.15mi	3/3.0	2,202 (0%)	15mo	$500,000	$227	81
11238 Shady Blossom Dr	0.57mi	3/3.0	2,202 (0%)	2mo	$515,000	$234	72
11591 Shady Blossom Dr	0.29mi	4/3.0 (+1)	2,032 (-8%)	3mo	$565,000	$278	66
11425 Shady Blossom Dr	0.35mi	4/3.0 (+1)	2,032 (-8%)	1mo	$550,000	$271	65
11543 Golden Oak Ter	0.12mi	2/2.0 (-1)	1,917 (-13%)	1mo	$400,000	$209	63
11849 Grand Isles Ln	0.36mi	4/3.0 (+1)	2,060 (-6%)	14mo	$708,500	$344	56
11922 Cypress Links Dr	0.58mi	4/2.5 (+1)	2,387 (+8%)	2mo	$660,000	$276	50
12421 Eagle Pointe Cir	0.75mi	3/2.5	2,021 (-8%)	1mo	$350,000	$173	49
10912 Pistoia Dr	0.67mi	3/3.0	2,445 (+11%)	3mo	$875,000	$358	48
12521 Woodtimber Ln	0.60mi	3/2.0	2,450 (+11%)	2mo	$497,000	$203	47
12560 Lake Run Dr	0.57mi	3/2.0	1,931 (-12%)	4mo	$550,000	$285	45
11406 Battersea Pl	0.58mi	3/3.0	2,488 (+13%)	15mo	$895,000	$360	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.37% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.21×
• Total profit: $-135,922
• Equity at exit: $91,698

10-year hold

• IRR: -29.7%
• Equity multiple: -0.17×
• Total profit: $-202,005
• Equity at exit: $53,174

Cash invested: $172,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33913

• Home prices YoY: -10.3%
• Rents YoY: 0.4%
• Active inventory: 811
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $5,685 high
• Mortgage (P&I): −$3,225
• Tax from tax record: −$820 /mo · $9,838/yr
• Insurance: −$256
• HOA: −$536
• Vacancy / Maint / Mgmt: −$1,194
• Net cashflow: $-346

Break-even live

Break-even rent $6,123

Max offer price $553,832

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $153,750
• Closing costs: $18,450
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11442 Tiverton Trce Fort Myers, FL	3.0	2.0	2010	$9,500	$4.73	23d	1	0.62mi
11343 Tiverton Trce Fort Myers, FL	2.0	2.0	1685	$4,000	$2.37	3d	1	0.70mi
11701 Avingston Ter Fort Myers, FL	2.0	2.0	1553	$5,500	$3.54	14d	1	0.78mi
12021 Brassie Cir #201 Fort Myers, FL	3.0	2.0	2343	$2,700	$1.15	3d	1	0.84mi
11230 Suffield St Fort Myers, FL	2.0	2.0	1560	$8,500	$5.45	23d	1	0.87mi
12797 Vista Pine Cir Fort Myers, FL	4.0	2.0	2146	$2,705	$1.26	3d	1	0.90mi
11012 Castlereagh St Fort Myers, FL	3.0	3.0	2517	$12,000	$4.77	23d	1	0.93mi
10529 Casella Way #102 Fort Myers, FL	3.0	2.0	1722	$4,500	$2.61	23d	1	0.93mi
12096 Ledgewood Cir Fort Myers, FL	3.0	2.0	1798	$2,850	$1.59	23d	1	0.95mi
10879 Rutherford Rd Fort Myers, FL	2.0	2.0	1566	$3,500	$2.23	23d	1	0.96mi
10520 Casella Way #101 Fort Myers, FL	3.0	2.0	1722	$7,000	$4.07	23d	1	0.98mi
11801 Pine Timber Ln Fort Myers, FL	3.0	2.5	2508	$8,000	$3.19	23d	1	0.99mi
11225 Lithgow Ln Fort Myers, FL	2.0	2.0	2153	$8,000	$3.72	23d	1	1.06mi
12525 Astor Pl Unit 1049698P Fort Myers, FL	3.0	2.0	2174	$6,065	$2.79	14d	1	1.06mi
10952 Clarendon St Fort Myers, FL	2.0	2.0	1582	$4,000	$2.53	23d	1	1.07mi
10455 Casella Way #202 Fort Myers, FL	3.0	2.0	2319	$7,200	$3.10	23d	1	1.08mi
12062 Via Lighthouse Ln Fort Myers, FL	3.0	2.5	1879	$1,995	$1.06	3d	1	1.09mi
11761 Pinewood Lakes Dr Fort Myers, FL	4.0	3.0	2528	$3,200	$1.27	3d	1	1.10mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	23d	1	1.16mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	14d	1	1.16mi
12482 Kentwood Ave Fort Myers, FL	3.0	2.5	2251	$4,900	$2.18	19d	1	1.16mi
11170 Lakeland Cir Fort Myers, FL	3.0	2.0	1571	$1,975	$1.26	14d	1	1.20mi
11900 Grosseto Ct Fort Myers, FL	2.0	2.0	1713	$6,000	$3.50	19d	1	1.20mi
11900 Grosseto Ct Fort Myers, FL	2.0	2.0	1713	$5,500	$3.21	23d	1	1.20mi
10284 Livorno Dr Fort Myers, FL	3.0	3.0	2202	$7,000	$3.18	3d	1	1.23mi
11081 Lakeland Cir Fort Myers, FL	4.0	2.0	2136	$2,600	$1.22	23d	1	1.27mi
11082 Lakeland Cir Fort Myers, FL	3.0	2.0	1883	$2,095	$1.11	23d	1	1.28mi
11619 Meadowrun Cir Fort Myers, FL	3.0	2.5	2242	$2,495	$1.11	23d	1	1.29mi
11028 Lakeland Cir Fort Myers, FL	4.0	2.0	2136	$2,550	$1.19	23d	1	1.37mi
10730 Cetrella Dr Fort Myers, FL	3.0	2.0	1558	$6,900	$4.43	23d	1	1.39mi
10271 Glastonbury Cir #102 Fort Myers, FL	2.0	2.0	1550	$4,500	$2.90	23d	1	1.47mi
12016 Five Waters Cir Fort Myers, FL	3.0	2.0	1646	$4,500	$2.73	23d	1	1.48mi
12469 Pebble Stone Ct Fort Myers, FL	4.0	3.0	2368	$2,750	$1.16	3d	1	1.48mi

HOA detail

• Monthly dues: $536 · $6,432/yr
• Likely covers: poolgym

Listing history 25 events

1. 2026-06-17
   days on market $615,000 Active 209 DOM
2. 2026-06-16
   days on market $615,000 Active 208 DOM
3. 2026-06-16
   days on market $615,000 Active 207 DOM
4. 2026-06-13
   days on market $615,000 Active 205 DOM
5. 2026-06-09
   days on market $615,000 Active 201 DOM
6. 2026-06-07
   pricedays on market $615,000 Active 199 DOM
7. 2026-06-02
   days on market $625,000 Active 194 DOM
8. 2026-06-01
   days on market $625,000 Active 193 DOM
9. 2026-06-01
   days on market $625,000 Active 192 DOM
10. 2026-05-14
    price $625,000
11. 2026-04-17
    price $635,500
12. 2025-11-20
    listed $639,000 Active
13. 2024-09-06
    soldstatus $535,000
14. 2024-09-05
    soldstatus $535,000 Sold 1325-char remark

    Show marketing remark (1325 chars)

    LOWEST PRICED PER SQUARE FOOT POOL HOME IN ARBORWOOD PRESERVE! Discover your dream home in the Arborwood Preserve community, masterfully crafted by WCI! Featuring the Islamorada floor plan, this fantastic home offers 3 bedrooms, a den, 3 full bathrooms, and charming lake views. Meticulously maintained by the original owners, the home boasts fully paid and insured solar panels covering both the entire house and the pool. Enjoy peace of mind with accordion-style hurricane shutters securing the entire property. This bright and inviting home showcases elegant tray ceilings in the living room and a modern kitchen with Corian countertops and ample cabinet storage space. The main living areas feature plank tile flooring, while the bedrooms offer luxury vinyl floors and generous closet space. One of the bedrooms includes an ensuite bathroom, perfect for family and guests. Arborwood Preserve exemplifies resort-style living with an array of amenities, including a resort-style pool, restaurant/bar, theater room, coffee room, craft and art room, fitness center/yoga room, tennis, pickleball, and bocce. Conveniently located near RSW Airport, Gulf Coast Center, FGCU, I-75, and various shopping and dining options, this community offers unparalleled convenience. Don’t miss out—schedule your appointment today!

15. 2024-08-03
    status Pending With Contingencies 1325-char remark

    Show marketing remark (1325 chars)

    LOWEST PRICED PER SQUARE FOOT POOL HOME IN ARBORWOOD PRESERVE! Discover your dream home in the Arborwood Preserve community, masterfully crafted by WCI! Featuring the Islamorada floor plan, this fantastic home offers 3 bedrooms, a den, 3 full bathrooms, and charming lake views. Meticulously maintained by the original owners, the home boasts fully paid and insured solar panels covering both the entire house and the pool. Enjoy peace of mind with accordion-style hurricane shutters securing the entire property. This bright and inviting home showcases elegant tray ceilings in the living room and a modern kitchen with Corian countertops and ample cabinet storage space. The main living areas feature plank tile flooring, while the bedrooms offer luxury vinyl floors and generous closet space. One of the bedrooms includes an ensuite bathroom, perfect for family and guests. Arborwood Preserve exemplifies resort-style living with an array of amenities, including a resort-style pool, restaurant/bar, theater room, coffee room, craft and art room, fitness center/yoga room, tennis, pickleball, and bocce. Conveniently located near RSW Airport, Gulf Coast Center, FGCU, I-75, and various shopping and dining options, this community offers unparalleled convenience. Don’t miss out—schedule your appointment today!

16. 2024-07-30
    listed $569,000 Active 1325-char remark

    Show marketing remark (1325 chars)

    LOWEST PRICED PER SQUARE FOOT POOL HOME IN ARBORWOOD PRESERVE! Discover your dream home in the Arborwood Preserve community, masterfully crafted by WCI! Featuring the Islamorada floor plan, this fantastic home offers 3 bedrooms, a den, 3 full bathrooms, and charming lake views. Meticulously maintained by the original owners, the home boasts fully paid and insured solar panels covering both the entire house and the pool. Enjoy peace of mind with accordion-style hurricane shutters securing the entire property. This bright and inviting home showcases elegant tray ceilings in the living room and a modern kitchen with Corian countertops and ample cabinet storage space. The main living areas feature plank tile flooring, while the bedrooms offer luxury vinyl floors and generous closet space. One of the bedrooms includes an ensuite bathroom, perfect for family and guests. Arborwood Preserve exemplifies resort-style living with an array of amenities, including a resort-style pool, restaurant/bar, theater room, coffee room, craft and art room, fitness center/yoga room, tennis, pickleball, and bocce. Conveniently located near RSW Airport, Gulf Coast Center, FGCU, I-75, and various shopping and dining options, this community offers unparalleled convenience. Don’t miss out—schedule your appointment today!

17. 2024-07-25
    price $569,000
18. 2024-07-12
    price $599,000
19. 2024-06-20
    price $629,900
20. 2024-06-01
    price $644,900
21. 2024-05-13
    price $654,900
22. 2024-04-16
    price $664,900
23. 2024-04-05
    price $679,900
24. 2024-03-21
    price $689,900
25. 2024-03-11
    listed $699,999 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $9,838 · $820/mo
• Projected year-2 tax: $9,838 · $820/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $68,217
• − Mortgage interest: −$34,450
• − Property taxes: −$9,838
• − Insurance: −$3,075
• − Repairs & maintenance: −$5,457
• − Management: −$5,457
• − HOA: −$6,432
• − Depreciation: −$17,891
• Taxable loss: −$14,383
• Est. tax savings @ 24.0%: +$3,452
• After-tax cash flow: $-703/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

Livability — Fort Myers

• Score: 86/100
• State rank: #14
• US rank: #383

Category grades

Amenities A+ Commute A+ Cost of living B+ Crime B+ Employment C Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Myers, FL
• County: Lee County · 788,662 people
• City population: 278,598
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 31,538
• Household income: $110,373
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 276.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 13% Two or more races 11% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 2% French/Haitian/Cajun 2%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.45%
• Current HPI: 221.7115
• Rent YoY: ▲ 0.37%
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-10.7% since first listed

16 events — show timeline

• 2026-05-14 Price Changed $625,000 FORTMLS
• 2026-04-17 Price Changed $635,500 FORTMLS
• 2025-11-20 Listed $639,000 FORTMLS
• 2024-09-06 Sold (Public Records) $535,000 Public Records
• 2024-09-05 Sold (MLS) $535,000 BEARMLS
• 2024-08-03 Pending — BEARMLS
• 2024-07-30 Listed $569,000 BEARMLS
• 2024-07-25 Price Changed $569,000 BEARMLS
• 2024-07-12 Price Changed $599,000 BEARMLS
• 2024-06-20 Price Changed $629,900 BEARMLS
• 2024-06-01 Price Changed $644,900 BEARMLS
• 2024-05-13 Price Changed $654,900 BEARMLS
• 2024-04-16 Price Changed $664,900 BEARMLS
• 2024-04-05 Price Changed $679,900 BEARMLS
• 2024-03-21 Price Changed $689,900 BEARMLS
• 2024-03-11 Listed $699,999 BEARMLS

Property tax history

+22.6%/yr

Latest (2025): $9,838 · +78.0% YoY. Source: county tax records.