10119 Colonial Country Club Blvd #1906 · Fort Myers, FL 33913

$192,000

2 bd · 2.0 ba · 1,116 sqft · Condo public records · 97 Days on market

Built 2004 $908/mo HOA · 20% of rent ↓ 27% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Impressive first floor, 2BR, 2 bath meticulously furnished, Gardenia model lake view condominium. This open concept condo has to be as close to perfect as it gets! The spacious, bright master bedroom suite has a large master bathroom with dual sinks, huge walk-in closet, large tiled walk-in shower, a linen closet, and the screened lanai overlooks the lake. Covered parking with additional storage adds to your convenience. Colonial Country Club offers carefree living featuring a full service clubhouse, 18-hole Gordon Lewis championship golf course, state of the art fitness center, library, craft room, massage rooms, and tennis! HOA fee includes social membership only. No Golf Membership available to purchase, but condo owners pay both "green fee" and a "cart fee" for each round of golf (cost varies from month to month) This unit is just steps away from the beautiful community parks, miles of tropical nature trails, preserves, tennis courts, and pools, not to mention easy access to SW Regional airport, beaches, great shopping, and dining. Fort Myers is the spring training home of the Red Sox and Twins. We have the keys to your future; all you need is your pajamas and toothbrush!

Key facts

• Golf membership
• First floor living
• Walk in closet

Tags

• FIRST FLOOR LIVING
• TRANQUIL LAKEFRONT VIEWS
• WALK IN CLOSET
• GOLF MEMBERSHIP
• HAR TRU TENNIS COURTS
• ACTIVE PICKLEBALL PROGRAM

Property features AI

Finance

• Financial info: Pet policy: conditional — call for details; up to 2 pets, maximum 25 lbs
• HOA & community: Homeowners association; Annual association fee; Quarterly association fee option; Association covers management, cable TV, insurance, internet, irrigation water, grounds maintenance, pest control, recreation facilities, reserve fund, and road maintenance; Community amenities include clubhouse, fitness center, pool, spa/hot tub, golf course and putting greens, tennis and pickleball courts, bocce and shuffleboard, playground, trails, sidewalks, barbecue/picnic areas, restaurant, library, private membership, and on-site management; Gated community with street lights; Approximately 250 units in the community

Exterior

• Parking: Detached carport; 1 covered carport space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Underground utilities
• Home design: Single-story; Entry level 1; Resale property; Faces northwest; RPD zoning
• Construction: Built with block, concrete and stucco; Tile roof
• Exterior features: Sprinkler/irrigation system (municipal source); Storage; Manual shutters; Lanai; Porch (screened); Community pool; Lakefront; Southeast exposure; Zero lot line; Automatic sprinklers; Has view

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator with icemaker; Freezer; Disposal; Icemaker
• Bedrooms: Guest quarters
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Furnished; Sliding windows with coverings; Dual sinks; Family/dining room combination; Living/dining room; Shower only (separate shower); Cable TV available; Walk-in closet(s); Window treatments; High-speed internet available; Split bedroom floor plan
• Laundry & utility: Washer; Dryer; Washer and dryer hookups inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $192k.

Deal economics

• At list price, monthly cash flow is $940 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $192k).
• Recommended offer: $175k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $4,506/mo this rent would consume 49% 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $54k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $28k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 20% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,720 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.35% ✓
• Cap rate: 14.84%
• Cash-on-cash: 30.51%
• DSCR: 2.36
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.9%
• Equity multiple: 1.34×
• Total profit: $18,020
• Equity at exit: $28,628

10-year hold

• IRR: 14.4%
• Equity multiple: 1.95×
• Total profit: $51,078
• Equity at exit: $16,601

Cash invested: $53,760 (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: 3.6×

Monthly cashflow live

• Estimated rent: $4,506 high
• Mortgage (P&I): −$1,007
• Tax from tax record: −$198 /mo · $2,377/yr
• Insurance: −$80
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$908
• Vacancy / Maint / Mgmt: −$946
• Net cashflow: $940

Break-even live

Break-even rent $3,316

Max offer price $192,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,049	-5% $995	+0% $940	+5% $886	+10% $832
Rent	-10% $584	-5% $762	+0% $940	+5% $1,118	+10% $1,296
Rate	-1.0pp $1,037	-0.5pp $989	base $940	+0.5pp $891	+1.0pp $840

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: $48,000
• Closing costs: $5,760
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	12d	1	0.12mi
10130 Colonial Country Club Blvd #707 Fort Myers, FL	2.0	2.0	1116	$4,900	$4.39	24d	1	0.13mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	24d	1	0.14mi
11011 Mill Creek Way #1307 Fort Myers, FL	2.0	2.0	1379	$5,000	$3.63	24d	1	0.28mi
9667 Hemingway Ln Unit 3107 Fort Myers, FL	2.0	2.0	1209	$4,900	$4.05	24d	1	0.46mi
9661 Hemingway Ln #3207 Fort Myers, FL	2.0	2.0	1300	$3,900	$3.00	4d	1	0.47mi
9639 Hemingway Ln #3505 Fort Myers, FL	2.0	2.0	1234	$4,800	$3.89	24d	1	0.51mi
9582 Hemingway Ln #3402 Fort Myers, FL	2.0	2.0	1382	$5,500	$3.98	24d	1	0.68mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	15d	1	0.68mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	24d	1	0.68mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	22d	1	0.71mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	17d	2	0.73mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	22d	1	0.73mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	4d	1	0.76mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	24d	1	0.76mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	22d	1	0.77mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	24d	1	0.78mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	24d	1	0.89mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	24d	1	0.98mi
10510 Amiata Way #302 Fort Myers, FL	2.0	2.0	1245	$4,900	$3.94	24d	1	1.07mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	24d	1	1.10mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	24d	1	1.11mi
10530 Amiata Way #103 Fort Myers, FL	2.0	2.0	1248	$2,200	$1.76	24d	1	1.12mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	24d	1	1.13mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	24d	1	1.25mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	15d	1	1.25mi
10700 Ravenna Way Fort Myers, FL	2.0	2.0	1251	$3,488	$2.79	24d	2	1.26mi
10720 Ravenna Way #104 Fort Myers, FL	2.0	2.0	1251	$5,000	$4.00	24d	1	1.28mi
10900 Glenhurst St Fort Myers, FL	2.0	2.0	1355	$2,200	$1.62	3d	1	1.31mi
12171 Treeline Ave Fort Myers, FL	1.0–3.0	1.0–2.0	1321	$2,606	$1.97	4d	23	1.35mi

HOA detail condo

• Monthly dues: $908 · $10,896/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-10
   status $192,000 Pending 97 DOM
2. 2026-06-09
   days on market $192,000 Active 97 DOM
3. 2026-06-07
   days on market $192,000 Active 95 DOM
4. 2026-06-02
   days on market $192,000 Active 90 DOM
5. 2026-06-01
   days on market $192,000 Active 89 DOM
6. 2026-06-01
   days on market $192,000 Active 88 DOM
7. 2026-05-06
   price $192,000
8. 2026-04-03
   price $200,000
9. 2026-03-04
   listed $220,000 Active
10. 2024-06-01
    historical
11. 2024-02-15
    price $265,000
12. 2024-01-30
    price $278,900
13. 2024-01-15
    price $299,900
14. 2023-12-06
    listed $308,900 Active
15. 2015-04-15
    price $129,500 1215-char remark

    Show marketing remark (1215 chars)

    Impressive first floor, 2BR, 2 bath meticulously furnished, Gardenia model lake view condominium. This open concept condo has to be as close to perfect as it gets! The spacious, bright master bedroom suite has a large master bathroom with dual sinks, huge walk-in closet, large tiled walk-in shower, a linen closet, and the screened lanai overlooks the lake. Covered parking with additional storage adds to your convenience. Colonial Country Club offers carefree living featuring a full service clubhouse, 18-hole Gordon Lewis championship golf course, state of the art fitness center, library, craft room, massage rooms, and tennis! HOA fee includes social membership only. No Golf Membership available to purchase, but condo owners pay both "green fee" and a "cart fee" for each round of golf (cost varies from month to month) This unit is just steps away from the beautiful community parks, miles of tropical nature trails, preserves, tennis courts, and pools, not to mention easy access to SW Regional airport, beaches, great shopping, and dining. Fort Myers is the spring training home of the Red Sox and Twins. We have the keys to your future; all you need is your pajamas and toothbrush!

16. 2015-02-27
    price $135,000 1215-char remark

    Show marketing remark (1215 chars)

    Impressive first floor, 2BR, 2 bath meticulously furnished, Gardenia model lake view condominium. This open concept condo has to be as close to perfect as it gets! The spacious, bright master bedroom suite has a large master bathroom with dual sinks, huge walk-in closet, large tiled walk-in shower, a linen closet, and the screened lanai overlooks the lake. Covered parking with additional storage adds to your convenience. Colonial Country Club offers carefree living featuring a full service clubhouse, 18-hole Gordon Lewis championship golf course, state of the art fitness center, library, craft room, massage rooms, and tennis! HOA fee includes social membership only. No Golf Membership available to purchase, but condo owners pay both "green fee" and a "cart fee" for each round of golf (cost varies from month to month) This unit is just steps away from the beautiful community parks, miles of tropical nature trails, preserves, tennis courts, and pools, not to mention easy access to SW Regional airport, beaches, great shopping, and dining. Fort Myers is the spring training home of the Red Sox and Twins. We have the keys to your future; all you need is your pajamas and toothbrush!

17. 2015-02-27
    soldstatus $129,500 Sold 1215-char remark

    Show marketing remark (1215 chars)

    Impressive first floor, 2BR, 2 bath meticulously furnished, Gardenia model lake view condominium. This open concept condo has to be as close to perfect as it gets! The spacious, bright master bedroom suite has a large master bathroom with dual sinks, huge walk-in closet, large tiled walk-in shower, a linen closet, and the screened lanai overlooks the lake. Covered parking with additional storage adds to your convenience. Colonial Country Club offers carefree living featuring a full service clubhouse, 18-hole Gordon Lewis championship golf course, state of the art fitness center, library, craft room, massage rooms, and tennis! HOA fee includes social membership only. No Golf Membership available to purchase, but condo owners pay both "green fee" and a "cart fee" for each round of golf (cost varies from month to month) This unit is just steps away from the beautiful community parks, miles of tropical nature trails, preserves, tennis courts, and pools, not to mention easy access to SW Regional airport, beaches, great shopping, and dining. Fort Myers is the spring training home of the Red Sox and Twins. We have the keys to your future; all you need is your pajamas and toothbrush!

18. 2015-02-27
    soldstatus $129,500

    Show marketing remark (1215 chars)

    Impressive first floor, 2BR, 2 bath meticulously furnished, Gardenia model lake view condominium. This open concept condo has to be as close to perfect as it gets! The spacious, bright master bedroom suite has a large master bathroom with dual sinks, huge walk-in closet, large tiled walk-in shower, a linen closet, and the screened lanai overlooks the lake. Covered parking with additional storage adds to your convenience. Colonial Country Club offers carefree living featuring a full service clubhouse, 18-hole Gordon Lewis championship golf course, state of the art fitness center, library, craft room, massage rooms, and tennis! HOA fee includes social membership only. No Golf Membership available to purchase, but condo owners pay both "green fee" and a "cart fee" for each round of golf (cost varies from month to month) This unit is just steps away from the beautiful community parks, miles of tropical nature trails, preserves, tennis courts, and pools, not to mention easy access to SW Regional airport, beaches, great shopping, and dining. Fort Myers is the spring training home of the Red Sox and Twins. We have the keys to your future; all you need is your pajamas and toothbrush!

19. 2015-02-16
    status Pending With Contingencies 1215-char remark

    Show marketing remark (1215 chars)

    Impressive first floor, 2BR, 2 bath meticulously furnished, Gardenia model lake view condominium. This open concept condo has to be as close to perfect as it gets! The spacious, bright master bedroom suite has a large master bathroom with dual sinks, huge walk-in closet, large tiled walk-in shower, a linen closet, and the screened lanai overlooks the lake. Covered parking with additional storage adds to your convenience. Colonial Country Club offers carefree living featuring a full service clubhouse, 18-hole Gordon Lewis championship golf course, state of the art fitness center, library, craft room, massage rooms, and tennis! HOA fee includes social membership only. No Golf Membership available to purchase, but condo owners pay both "green fee" and a "cart fee" for each round of golf (cost varies from month to month) This unit is just steps away from the beautiful community parks, miles of tropical nature trails, preserves, tennis courts, and pools, not to mention easy access to SW Regional airport, beaches, great shopping, and dining. Fort Myers is the spring training home of the Red Sox and Twins. We have the keys to your future; all you need is your pajamas and toothbrush!

20. 2015-01-12
    price $135,000 1215-char remark

    Show marketing remark (1215 chars)

    Impressive first floor, 2BR, 2 bath meticulously furnished, Gardenia model lake view condominium. This open concept condo has to be as close to perfect as it gets! The spacious, bright master bedroom suite has a large master bathroom with dual sinks, huge walk-in closet, large tiled walk-in shower, a linen closet, and the screened lanai overlooks the lake. Covered parking with additional storage adds to your convenience. Colonial Country Club offers carefree living featuring a full service clubhouse, 18-hole Gordon Lewis championship golf course, state of the art fitness center, library, craft room, massage rooms, and tennis! HOA fee includes social membership only. No Golf Membership available to purchase, but condo owners pay both "green fee" and a "cart fee" for each round of golf (cost varies from month to month) This unit is just steps away from the beautiful community parks, miles of tropical nature trails, preserves, tennis courts, and pools, not to mention easy access to SW Regional airport, beaches, great shopping, and dining. Fort Myers is the spring training home of the Red Sox and Twins. We have the keys to your future; all you need is your pajamas and toothbrush!

21. 2015-01-07
    listed $139,900 Active 1215-char remark

    Show marketing remark (1215 chars)

    Impressive first floor, 2BR, 2 bath meticulously furnished, Gardenia model lake view condominium. This open concept condo has to be as close to perfect as it gets! The spacious, bright master bedroom suite has a large master bathroom with dual sinks, huge walk-in closet, large tiled walk-in shower, a linen closet, and the screened lanai overlooks the lake. Covered parking with additional storage adds to your convenience. Colonial Country Club offers carefree living featuring a full service clubhouse, 18-hole Gordon Lewis championship golf course, state of the art fitness center, library, craft room, massage rooms, and tennis! HOA fee includes social membership only. No Golf Membership available to purchase, but condo owners pay both "green fee" and a "cart fee" for each round of golf (cost varies from month to month) This unit is just steps away from the beautiful community parks, miles of tropical nature trails, preserves, tennis courts, and pools, not to mention easy access to SW Regional airport, beaches, great shopping, and dining. Fort Myers is the spring training home of the Red Sox and Twins. We have the keys to your future; all you need is your pajamas and toothbrush!

22. 2014-09-30
    soldstatus $93,900
23. 2014-02-25
    listed $93,900
24. 2007-09-14
    historical
25. 2007-03-14
    listed $270,000
26. 2006-03-17
    soldstatus $255,000
27. 2006-03-15
    soldstatus $262,000

ⓘ 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: $2,377 · $198/mo
• Projected year-2 tax: $2,377 · $198/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $54,072
• − Mortgage interest: −$10,755
• − Property taxes: −$2,377
• − Insurance: −$6,078
• − Repairs & maintenance: −$4,326
• − Management: −$4,326
• − HOA: −$10,896
• − Depreciation: −$5,585
• Taxable income: $9,729
• Est. tax owed @ 24.0%: −$2,335
• After-tax cash flow: $8,949/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

-26.7% since first listed

21 events — show timeline

• 2026-05-06 Price Changed $192,000 FORTMLS
• 2026-04-03 Price Changed $200,000 FORTMLS
• 2026-03-04 Listed $220,000 FORTMLS
• 2024-06-01 Listing Removed — FORTMLS
• 2024-02-15 Price Changed $265,000 FORTMLS
• 2024-01-30 Price Changed $278,900 FORTMLS
• 2024-01-15 Price Changed $299,900 FORTMLS
• 2023-12-06 Listed $308,900 FORTMLS
• 2015-04-15 Price Changed $129,500 FORTMLS
• 2015-02-27 Sold (Public Records) $129,500 Public Records
• 2015-02-27 Sold (MLS) $129,500 FORTMLS
• 2015-02-27 Price Changed $135,000 FORTMLS
• 2015-02-16 Pending — FORTMLS
• 2015-01-12 Price Changed $135,000 FORTMLS
• 2015-01-07 Listed $139,900 FORTMLS
• 2014-09-30 Sold (MLS) $93,900 FORTMLS
• 2014-02-25 Listed $93,900 FORTMLS
• 2007-09-14 Listing Removed — FORTMLS
• 2007-03-14 Listed $270,000 FORTMLS
• 2006-03-17 Sold (Public Records) $255,000 Public Records
• 2006-03-15 Sold (MLS) $262,000 FORTMLS

Property tax history

-1.8%/yr

Latest (2025): $2,377 · +2.2% YoY. Source: county tax records.