10720 Ravenna Way #201 · Fort Myers, FL 33913

$320,000

3 bd · 2.0 ba · 1,396 sqft · Condo public records · 51 Days on market

Built 2004 $1022/mo HOA · 23% of rent

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Why this score? — see what drove the C- 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 +16.4/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 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

VIEWS! VIEWS! VIEWS! BREATHTAKING WATERFRONT and CHAMPIONSHIP MILLION DOLLAR GOLF COURSE VIEWS, FROM THIS STUNNING CORNER SKY HOME! This is the perfect retreat for Golf, Tennis and Pickleball enthusiasts, sun worshipers and nature lovers! This rare second floor GEM has a convenient elevator and storage closet with a Southern facing corner lanai. Set among lush tropical plantings, make this your second home or enjoy full-time as your primary residence. Open your sliders to the fresh Gulf breezes and relax with a glass of wine and view amazing sunsets, or have your morning coffee and newspaper while watching a sunrise. This one checks all the boxes! Quality details include: Newer HVAC and HWH, Storm Shutters, Upgraded Appliances, Pantry, Hardwood Floors, Tray Ceilings, Designer Lighting and Fans, Fresh Paint with Neutral Tones, Six Panel and Pocketing Doors and more! Pelican Preserve is an active 55+ community, with an optional golf country club, tennis and pickleball courts, indoor and outdoor pools, a town center filled with activity, barbecue cookouts and an outdoor amphitheater. Fall in love with this fresh, light and airy home and call today!

Key facts

• Expansive lake view
• Covered parking
• Resort style pool

Tags

• TILE AND VINYL FLOORING
• NATURAL WINDOW LIGHTING
• FULL STORM PROTECTION
• EXPANSIVE LAKE VIEW
• COVERED PARKING
• RESORT STYLE POOL

Property features AI

Finance

• Other: Number of units in community: 88
• Financial info: Pets allowed conditionally (call); maximum 2 pets
• HOA & community: Homeowners association with quarterly fees; Association fee includes management, cable TV, insurance, irrigation water, legal/accounting, grounds maintenance, pest control, reserve fund, street lights, and trash; Community amenities include clubhouse, fitness center, pool, spa/hot tub, golf course, putting greens, tennis courts, pickleball, basketball, bocce, shuffleboard, trails, sidewalks, dog park, library, billiard room, hobby room, restaurant, park, management, and elevator; Senior community

Exterior

• Parking: Assigned covered parking; Deeded parking; Driveway; Paved access; Detached carport with 1 carport space; One covered space assigned
• Security: Security gate; Gated community with guard; Fire sprinkler system; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Underground utilities; Municipal irrigation source
• Home design: Condominium (multi-unit community of 88 units); 4 stories; Entry level on level 2; North-facing with south exposure options; Resale property
• Construction: Block, concrete, and stucco construction; Tile roof
• Exterior features: Lanai (open, screened); Porch; Screened porch; Sprinkler/irrigation; Storage; Manual shutters; Community pool; Pond on lot; Sprinklers automatic; Paved road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer; Disposal; Water purifier (reverse osmosis system)
• Bedrooms: Includes guest quarters
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Breakfast bar; Built-in features; Dual sinks; Family/Dining room; Living/Dining room; Shower only with separate shower; Cable TV; Bar; Walk-in closet(s); Split bedrooms; Single hung windows; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $320k.

Deal economics

• At list price, monthly cash flow is $-245 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (13.5% below list).
• Meets the 1% rule at list price ($4k rent vs $320k).
• Recommended offer: $277k (13.5% below list) — sets the bar for cash-flow.
• Cap rate 7.0% vs local median 3.3% 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.
• Zoned schools: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
• Market conditions: Rents flat; 821 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $4,405/mo this rent would consume 48% 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 $2k of loan paydown is wiped out by about $10k 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 51 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.
• Current owner paid $215k; 49% 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 23% 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 $276,753 (13.5% 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 51 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.38% ✓
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 6.1

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: -26.7%
• Equity multiple: 0.13×
• Total profit: $-77,808
• Equity at exit: $47,713

10-year hold

• IRR: -53.0%
• Equity multiple: -0.43×
• Total profit: $-128,003
• Equity at exit: $27,668

Cash invested: $89,600 (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: 821
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $4,405 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$465 /mo · $5,580/yr
• Insurance: −$133
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,022
• Vacancy / Maint / Mgmt: −$925
• Net cashflow: $-245

Break-even live

Break-even rent $4,715

Max offer price $276,753

Occupancy floor —

Sensitivity live

Price	-10% $-64	-5% $-154	+0% $-245	+5% $-335	+10% $-426
Rent	-10% $-593	-5% $-419	+0% $-245	+5% $-71	+10% $103
Rate	-1.0pp $-84	-0.5pp $-163	base $-245	+0.5pp $-328	+1.0pp $-412

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10720 Ravenna Way #104 Fort Myers, FL	2.0	2.0	1251	$5,000	$4.00	25d	1	0.04mi
10700 Ravenna Way Fort Myers, FL	2.0	2.0	1251	$3,488	$2.79	25d	2	0.12mi
10530 Amiata Way #103 Fort Myers, FL	2.0	2.0	1248	$2,200	$1.76	25d	1	0.42mi
9232 Aviano Dr Unit Amazing Aviano Fort Myers, FL	3.0	2.0	1772	$5,500	$3.10	25d	1	0.49mi
10428 Materita Dr Fort Myers, FL	2.0	2.0	1568	$6,250	$3.99	25d	1	0.51mi
10510 Amiata Way #302 Fort Myers, FL	2.0	2.0	1245	$4,900	$3.94	25d	1	0.51mi
9217 Aviano Dr Fort Myers, FL	2.0	2.0	1227	$2,500	$2.04	13d	1	0.52mi
9209 Aviano Dr Fort Myers, FL	2.0	2.0	1355	$5,600	$4.13	15d	1	0.54mi
9209 Aviano Dr Fort Myers, FL	2.0	2.0	1355	$5,600	$4.13	16d	1	0.54mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	25d	1	0.65mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	25d	1	0.66mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	5d	1	0.67mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	25d	1	0.67mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	25d	1	0.70mi
10514 Bella Vista Dr Fort Myers, FL	3.0	2.0	1823	$6,500	$3.57	25d	1	0.70mi
10730 Cetrella Dr Fort Myers, FL	3.0	2.0	1558	$6,900	$4.43	25d	1	0.75mi
10351 Whispering Palms Dr #105 Fort Myers, FL	3.0	2.0	1724	$2,500	$1.45	25d	1	0.82mi
10800 Colonial Gateway Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1028	$2,559	$2.49	3d	106	0.85mi
9918 Horse Creek Rd Fort Myers, FL	3.0	2.0	1510	$2,200	$1.46	25d	1	0.87mi
11041 Iron Horse Way Fort Myers, FL	2.0	2.0	1692	$4,000	$2.36	25d	1	0.93mi
9582 Hemingway Ln #3402 Fort Myers, FL	2.0	2.0	1382	$5,500	$3.98	25d	1	1.02mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	16d	1	1.02mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	25d	1	1.02mi
10602 Camarelle Cir Fort Myers, FL	2.0	2.0	1690	$5,500	$3.25	25d	1	1.04mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	23d	1	1.14mi
10520 Casella Way #101 Fort Myers, FL	3.0	2.0	1722	$7,000	$4.07	25d	1	1.16mi
9460 Ivy Brook Run #710 Fort Myers, FL	3.0	2.5	1220	$1,500	$1.23	13d	1	1.16mi
10020 Horse Creek Rd Fort Myers, FL	2.0	2.0	1692	$2,500	$1.48	25d	1	1.17mi
9440 Ivy Brook Run #509 Fort Myers, FL	3.0	2.5	1220	$1,500	$1.23	5d	1	1.18mi
9440 Ivy Brook Run Fort Myers, FL	2.0–3.0	2.5	1269	$1,595	$1.26	25d	2	1.18mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	25d	1	1.20mi
9420 Ivy Brook Run Fort Myers, FL	2.0	2.5	1415	$1,700	$1.20	25d	1	1.20mi
10018 Oakhurst Way Fort Myers, FL	3.0	2.0	1512	$2,975	$1.97	25d	1	1.20mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	13d	1	1.20mi
10025 Oakhurst Way Fort Myers, FL	2.0	2.0	1504	$7,100	$4.72	25d	1	1.21mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	23d	1	1.21mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	17d	2	1.21mi
10529 Casella Way #102 Fort Myers, FL	3.0	2.0	1722	$4,500	$2.61	25d	1	1.22mi
9400 Ivy Brook Run Fort Myers, FL	3.0	2.5	1200	$1,495	$1.25	25d	1	1.22mi
11029 Mill Creek Way #405 Fort Myers, FL	2.0	2.0	1749	$2,500	$1.43	25d	1	1.24mi

HOA detail condo

• Monthly dues: $1,022 · $12,264/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-22
   days on market $320,000 Active 51 DOM
2. 2026-06-17
   days on market $320,000 Active 47 DOM
3. 2026-06-16
   days on market $320,000 Active 46 DOM
4. 2026-06-15
   days on market $320,000 Active 45 DOM
5. 2026-06-13
   days on market $320,000 Active 43 DOM
6. 2026-06-10
   days on market $320,000 Active 40 DOM
7. 2026-06-09
   days on market $320,000 Active 39 DOM
8. 2026-06-08
   days on market $320,000 Active 38 DOM
9. 2026-06-07
   days on market $320,000 Active 37 DOM
10. 2026-06-03
    days on market $320,000 Active 33 DOM
11. 2026-06-02
    days on market $320,000 Active 32 DOM
12. 2026-06-01
    days on market $320,000 Active 31 DOM
13. 2026-05-31
    days on market $320,000 Active 30 DOM
14. 2026-05-01
    listed $320,000 Active
15. 2019-09-13
    soldstatus $215,000
16. 2019-09-12
    soldstatus $215,000 Sold 1166-char remark

    Show marketing remark (1166 chars)

    VIEWS! VIEWS! VIEWS! BREATHTAKING WATERFRONT and CHAMPIONSHIP MILLION DOLLAR GOLF COURSE VIEWS, FROM THIS STUNNING CORNER SKY HOME! This is the perfect retreat for Golf, Tennis and Pickleball enthusiasts, sun worshipers and nature lovers! This rare second floor GEM has a convenient elevator and storage closet with a Southern facing corner lanai. Set among lush tropical plantings, make this your second home or enjoy full-time as your primary residence. Open your sliders to the fresh Gulf breezes and relax with a glass of wine and view amazing sunsets, or have your morning coffee and newspaper while watching a sunrise. This one checks all the boxes! Quality details include: Newer HVAC and HWH, Storm Shutters, Upgraded Appliances, Pantry, Hardwood Floors, Tray Ceilings, Designer Lighting and Fans, Fresh Paint with Neutral Tones, Six Panel and Pocketing Doors and more! Pelican Preserve is an active 55+ community, with an optional golf country club, tennis and pickleball courts, indoor and outdoor pools, a town center filled with activity, barbecue cookouts and an outdoor amphitheater. Fall in love with this fresh, light and airy home and call today!

17. 2019-07-31
    status Pending 1166-char remark

    Show marketing remark (1166 chars)

    VIEWS! VIEWS! VIEWS! BREATHTAKING WATERFRONT and CHAMPIONSHIP MILLION DOLLAR GOLF COURSE VIEWS, FROM THIS STUNNING CORNER SKY HOME! This is the perfect retreat for Golf, Tennis and Pickleball enthusiasts, sun worshipers and nature lovers! This rare second floor GEM has a convenient elevator and storage closet with a Southern facing corner lanai. Set among lush tropical plantings, make this your second home or enjoy full-time as your primary residence. Open your sliders to the fresh Gulf breezes and relax with a glass of wine and view amazing sunsets, or have your morning coffee and newspaper while watching a sunrise. This one checks all the boxes! Quality details include: Newer HVAC and HWH, Storm Shutters, Upgraded Appliances, Pantry, Hardwood Floors, Tray Ceilings, Designer Lighting and Fans, Fresh Paint with Neutral Tones, Six Panel and Pocketing Doors and more! Pelican Preserve is an active 55+ community, with an optional golf country club, tennis and pickleball courts, indoor and outdoor pools, a town center filled with activity, barbecue cookouts and an outdoor amphitheater. Fall in love with this fresh, light and airy home and call today!

18. 2019-03-06
    listed $214,900 Active 1166-char remark

    Show marketing remark (1166 chars)

    VIEWS! VIEWS! VIEWS! BREATHTAKING WATERFRONT and CHAMPIONSHIP MILLION DOLLAR GOLF COURSE VIEWS, FROM THIS STUNNING CORNER SKY HOME! This is the perfect retreat for Golf, Tennis and Pickleball enthusiasts, sun worshipers and nature lovers! This rare second floor GEM has a convenient elevator and storage closet with a Southern facing corner lanai. Set among lush tropical plantings, make this your second home or enjoy full-time as your primary residence. Open your sliders to the fresh Gulf breezes and relax with a glass of wine and view amazing sunsets, or have your morning coffee and newspaper while watching a sunrise. This one checks all the boxes! Quality details include: Newer HVAC and HWH, Storm Shutters, Upgraded Appliances, Pantry, Hardwood Floors, Tray Ceilings, Designer Lighting and Fans, Fresh Paint with Neutral Tones, Six Panel and Pocketing Doors and more! Pelican Preserve is an active 55+ community, with an optional golf country club, tennis and pickleball courts, indoor and outdoor pools, a town center filled with activity, barbecue cookouts and an outdoor amphitheater. Fall in love with this fresh, light and airy home and call today!

19. 2011-04-28
    soldstatus $155,000
20. 2011-04-22
    soldstatus $155,000 1006-char remark

    Show marketing remark (1006 chars)

    AMAZING price for this THREE BEDROOM condo with THE BEST LAKE VIEWS!! This 2nd floor END UNIT allows for extended views of the lake and golf course. The living room window brings extra light for a bright and cheery room. Beautiful kitchen with white, raised-panel cabenits and Wilsonart solid surface counters. Tile in living areas including lanai. Carpeted bedrooms. Spacious master bedroom with access to lanai. HURRICANE SHUTTERS on ALL windows, plus accordian shutters on lanai. Custom valances and blinds. Not only will you love this condo but you'll also love the active 55+ community of Pelican Preserve. There are so many amenities and things to do here. Enjoy both in and outdoor pools, the hot tubs, sauna, fitness center, tennis, volleyball, movie theater, hobby rooms, billiards, fishing pier bike & walking trails, PLUS the 27 hole championshiop golf course. Click the attached link for the Floor Plan and be sure to visit the VIRTUAL TOUR! Easy to show this beautiful unit, call today

21. 2011-03-14
    price $159,900 1006-char remark

    Show marketing remark (1006 chars)

    AMAZING price for this THREE BEDROOM condo with THE BEST LAKE VIEWS!! This 2nd floor END UNIT allows for extended views of the lake and golf course. The living room window brings extra light for a bright and cheery room. Beautiful kitchen with white, raised-panel cabenits and Wilsonart solid surface counters. Tile in living areas including lanai. Carpeted bedrooms. Spacious master bedroom with access to lanai. HURRICANE SHUTTERS on ALL windows, plus accordian shutters on lanai. Custom valances and blinds. Not only will you love this condo but you'll also love the active 55+ community of Pelican Preserve. There are so many amenities and things to do here. Enjoy both in and outdoor pools, the hot tubs, sauna, fitness center, tennis, volleyball, movie theater, hobby rooms, billiards, fishing pier bike & walking trails, PLUS the 27 hole championshiop golf course. Click the attached link for the Floor Plan and be sure to visit the VIRTUAL TOUR! Easy to show this beautiful unit, call today

22. 2004-09-28
    soldstatus $210,864
23. 2004-03-05
    price $215,266

ⓘ 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: $5,580 · $465/mo
• Projected year-2 tax: $5,580 · $465/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 3/10 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: $52,863
• − Mortgage interest: −$17,925
• − Property taxes: −$5,580
• − Insurance: −$6,718
• − Repairs & maintenance: −$4,229
• − Management: −$4,229
• − HOA: −$12,264
• − Depreciation: −$9,309
• Taxable loss: −$7,391
• Est. tax savings @ 24.0%: +$1,774
• After-tax cash flow: $-1,164/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
• 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

+48.7% since first listed

10 events — show timeline

• 2026-05-01 Listed $320,000 FORTMLS
• 2019-09-13 Sold (Public Records) $215,000 Public Records
• 2019-09-12 Sold (MLS) $215,000 FORTMLS
• 2019-07-31 Pending — FORTMLS
• 2019-03-06 Listed $214,900 FORTMLS
• 2011-04-28 Sold (Public Records) $155,000 Public Records
• 2011-04-22 Sold (MLS) $155,000 FORTMLS
• 2011-03-14 Price Changed $159,900 FORTMLS
• 2004-09-28 Sold (MLS) $210,864 FORTMLS
• 2004-03-05 Price Changed $215,266 FORTMLS

Property tax history

+7.4%/yr

Latest (2025): $5,580 · -0.3% YoY. Source: county tax records.