10720 Palazzo Way #302 · Fort Myers, FL 33913

$269,500

2 bd · 2.0 ba · 1,242 sqft · Condo public records · 31 Days on market

Built 2019 $989/mo HOA · 22% of rent ↓ 17% since listing

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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 +24.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.0/10.0
• 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

TURNKEY Palazzo Napoli Model Condo in Pelican Preserve with an Amazing GOLF & LAKE VIEW! The Napoli Model is the Highly Desired Condo Floor Plan in Pelican Preserve because it is so OPEN that it has the feeling of a Single Family Home! If you're looking for Beauty & PRIVACY this is the Condo for You! There is Total Privacy on both sides of your future lanai. This Condo has been Totally Updated with a Floridian Appeal using Quality Furnishings purchased primarily at Lenny's Fine Furniture-one of the Best furniture stores in SW Florida(Fort Myers & Naples. ) NO NEED TO GO SHOPPING! This Home comes TURNKEY! WHAT A GREAT VALUE! Beautiful & like New Condo with 20x20 Tile Flooring throughout all the main areas of the Home that looks like it has never even been walked on! Probably because the Homeowners have only used the Condo for 3 months a year & it has Never been Leased, No Smoking & No Pets! QUALITY UPDATES: (A. ) IMPACT WINDOWS & DOORS plus Crown Molding & Plantation Shutters throughout all the main areas of the Home (B. ) LIVING ROOM: Furnishings were primarily purchased at Lenny's Fine Furniture including the Flex-Steel Sofa. There are also 2 Lazy Boy Recliners in the Living Room plus a very nice T. V. & updated Fan w/ lighting (C. ) KITCHEN: One-Level Quartz Countertops & White Cabinets (D. ) LANAI: Beautiful Matching Tile added to the Lanai Floor which has a Golf & Lake View with Privacy on Both Sides! (E. ) MASTER BEDROOM: Brand New Luxury Carpet w/ thick padding plus Crown Molding & Plantation Shutters. Beautiful Queen Bed, Night Stands, T. V. , Fan w/ lighting & Volume Ceiling. Plus, a Flex-Steel Recliner to relax in. (F. ) MASTER BATHROOM: Large walk-in Glass Shower plus a large vanity. (G. )GUEST BEDROOM: New Luxury Carpet with quality padding plus Plantation Shutters & a Beautiful Queen Bed (H. ) GUEST BATHROOM: Beautiful Tub/Shower Combo (I. ) LAUNDRY ROOM: Excellent Washer & Dryer plus Vacuum Cleaner all remain with the Home! (J. ) 2019 A. C. & Hot Water Heater. The A. C. has been serviced by J & D Air Conditioning Service. THIS BEAUTIFUL CONDO ALREADY HAS ALL THE UPGRADES DONE FOR YOU. You Simply Move In! What Are You Waiting For? THIS IS THE PERFECT CONDO THAT YOU HAVE BEEN WAITING ON & THE PALAZZO COMMUNITY HAS IT'S OWN POOL. SO, NOW IT IS TIME FOR YOU & YOUR FAMILY TO ENJOY THIS AMAZING HOME HERE IN PARADISE! YOUR FUTURE HOME IS LOCATED IN PELICAN PRESERVE ONE OF THE TOP 55+ COMMUNITIES IN THE U. S. LOCATED NEAR SWFL INTL. AIRPORT, SHOPPING & THE BEACHES!

Key facts

• Quartz countertops
• Private pool
• Golf and lake views

Tags

• IMPACT WINDOWS AND DOORS
• PLANTATION SHUTTERS
• QUARTZ COUNTERTOPS
• GOLF AND LAKE VIEWS
• ELEVATOR ACCESS
• PRIVATE POOL

Property features AI

Finance

• Financial info: Total annual recurring fees applicable
• HOA & community: Mandatory HOA with professional management; Quarterly HOA fees; Master association fees apply; Maintenance covers cable, concierge service, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, street lights, street maintenance, trash removal and water; Community amenities include clubhouse, community pool and spa/hot tub, fitness center, full-service spa, concierge services, restaurant, tennis, pickleball, basketball, bocce, putting green, golf course, bike/jog paths, playgrounds, dog park, library, business center, theater, fishing pier, lakefront beach, boat storage, storage, and underground utilities; Community types: gated, golf course, tennis

Exterior

• Parking: Assigned covered parking; Detached 1-car carport; Guest parking; Paved parking; Electric vehicle charging available
• Security: Gated community with guard at gate and patrolled grounds
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential mid-rise building (4 stories); Built in 2019; Concrete block construction; Rear exposure faces northeast; Located in Pelican Preserve community; Golf course and lake views; Has waterfront (lake)
• Construction: Concrete block construction; Tile roof; Stone exterior
• Exterior features: Sprinkler system (automatic); Storage; Stone exterior finish; Impact resistant windows and doors; Tile roof; Gated with guard at gate and patrol

Interior

• Kitchen: Kitchen island; Pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator/Freezer
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Cable prewire; High-speed internet available; Pantry; Smoke detectors; Volume ceiling; Great room floor plan; Common elevator; Furnished
• Laundry & utility: Washer and dryer in residence; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $270k).
• Recommended offer: $261k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 32 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 $4,443/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 $8k 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 31 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: 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 $261,415 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.65% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 5.1

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: -6.8%
• Equity multiple: 0.76×
• Total profit: $-18,168
• Equity at exit: $40,183

10-year hold

• IRR: -2.6%
• Equity multiple: 0.86×
• Total profit: $-10,804
• Equity at exit: $23,301

Cash invested: $75,460 (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: 5.1×

Monthly cashflow live

• Estimated rent: $4,443 high
• Mortgage (P&I): −$1,413
• Tax from tax record: −$427 /mo · $5,121/yr
• Insurance: −$112
• HOA: −$989
• Vacancy / Maint / Mgmt: −$933
• Net cashflow: $569

Break-even live

Break-even rent $3,723

Max offer price $269,500

Occupancy floor 82%

Sensitivity live

Price	-10% $721	-5% $645	+0% $569	+5% $493	+10% $416
Rent	-10% $218	-5% $393	+0% $569	+5% $744	+10% $920
Rate	-1.0pp $705	-0.5pp $637	base $569	+0.5pp $499	+1.0pp $428

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: $67,375
• Closing costs: $8,085
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	22d	1	0.04mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	16d	2	0.04mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	22d	1	0.05mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	24d	1	0.08mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	24d	1	0.18mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	24d	1	0.25mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	24d	1	0.53mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	4d	1	0.53mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	24d	1	0.62mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	24d	1	0.62mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	24d	1	0.62mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	22d	1	0.66mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	12d	1	0.68mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	24d	1	0.75mi
10130 Colonial Country Club Blvd #707 Fort Myers, FL	2.0	2.0	1116	$4,900	$4.39	24d	1	0.87mi
11011 Mill Creek Way #1307 Fort Myers, FL	2.0	2.0	1379	$5,000	$3.63	24d	1	1.02mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	24d	1	1.12mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	15d	1	1.12mi
10900 Glenhurst St Fort Myers, FL	2.0	2.0	1355	$2,200	$1.62	3d	1	1.14mi
10720 Ravenna Way #104 Fort Myers, FL	2.0	2.0	1251	$5,000	$4.00	24d	1	1.15mi
9639 Hemingway Ln #3505 Fort Myers, FL	2.0	2.0	1234	$4,800	$3.89	24d	1	1.16mi
9667 Hemingway Ln Unit 3107 Fort Myers, FL	2.0	2.0	1209	$4,900	$4.05	24d	1	1.16mi
9661 Hemingway Ln #3207 Fort Myers, FL	2.0	2.0	1300	$3,900	$3.00	4d	1	1.16mi
9582 Hemingway Ln #3402 Fort Myers, FL	2.0	2.0	1382	$5,500	$3.98	24d	1	1.18mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	15d	1	1.18mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	24d	1	1.18mi
10700 Ravenna Way Fort Myers, FL	2.0	2.0	1251	$3,488	$2.79	24d	2	1.19mi
12020 Champions Green Way #112 Fort Myers, FL	2.0	2.0	1056	$2,000	$1.89	12d	1	1.21mi
10530 Amiata Way #103 Fort Myers, FL	2.0	2.0	1248	$2,200	$1.76	24d	1	1.23mi
10510 Amiata Way #302 Fort Myers, FL	2.0	2.0	1245	$4,900	$3.94	24d	1	1.24mi
12030 Champions Green Way #212 Fort Myers, FL	2.0	2.0	1056	$1,800	$1.70	4d	1	1.24mi
12171 Treeline Ave Fort Myers, FL	1.0–3.0	1.0–2.0	1321	$2,606	$1.97	4d	23	1.42mi

HOA detail condo

• Monthly dues: $989 · $11,868/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-04-25
   status Pending
2. 2026-04-20
   price $269,500
3. 2026-04-06
   price $275,900
4. 2026-03-24
   listed $285,000 Active
5. 2025-10-15
   soldstatus $280,000 Closed 2632-char remark

   Show marketing remark (2632 chars)

   TURNKEY Palazzo Napoli Model Condo in Pelican Preserve with an Amazing GOLF & LAKE VIEW! The Napoli Model is the Highly Desired Condo Floor Plan in Pelican Preserve because it is so OPEN that it has the feeling of a Single Family Home! If you're looking for Beauty & PRIVACY this is the Condo for You! There is Total Privacy on both sides of your future lanai. This Condo has been Totally Updated with a Floridian Appeal using Quality Furnishings purchased primarily at Lenny's Fine Furniture-one of the Best furniture stores in SW Florida(Fort Myers & Naples. ) NO NEED TO GO SHOPPING! This Home comes TURNKEY! WHAT A GREAT VALUE! Beautiful & like New Condo with 20x20 Tile Flooring throughout all the main areas of the Home that looks like it has never even been walked on! Probably because the Homeowners have only used the Condo for 3 months a year & it has Never been Leased, No Smoking & No Pets! QUALITY UPDATES: (A. ) IMPACT WINDOWS & DOORS plus Crown Molding & Plantation Shutters throughout all the main areas of the Home (B. ) LIVING ROOM: Furnishings were primarily purchased at Lenny's Fine Furniture including the Flex-Steel Sofa. There are also 2 Lazy Boy Recliners in the Living Room plus a very nice T. V. & updated Fan w/ lighting (C. ) KITCHEN: One-Level Quartz Countertops & White Cabinets (D. ) LANAI: Beautiful Matching Tile added to the Lanai Floor which has a Golf & Lake View with Privacy on Both Sides! (E. ) MASTER BEDROOM: Brand New Luxury Carpet w/ thick padding plus Crown Molding & Plantation Shutters. Beautiful Queen Bed, Night Stands, T. V. , Fan w/ lighting & Volume Ceiling. Plus, a Flex-Steel Recliner to relax in. (F. ) MASTER BATHROOM: Large walk-in Glass Shower plus a large vanity. (G. )GUEST BEDROOM: New Luxury Carpet with quality padding plus Plantation Shutters & a Beautiful Queen Bed (H. ) GUEST BATHROOM: Beautiful Tub/Shower Combo (I. ) LAUNDRY ROOM: Excellent Washer & Dryer plus Vacuum Cleaner all remain with the Home! (J. ) 2019 A. C. & Hot Water Heater. The A. C. has been serviced by J & D Air Conditioning Service. THIS BEAUTIFUL CONDO ALREADY HAS ALL THE UPGRADES DONE FOR YOU. You Simply Move In! What Are You Waiting For? THIS IS THE PERFECT CONDO THAT YOU HAVE BEEN WAITING ON & THE PALAZZO COMMUNITY HAS IT'S OWN POOL. SO, NOW IT IS TIME FOR YOU & YOUR FAMILY TO ENJOY THIS AMAZING HOME HERE IN PARADISE! YOUR FUTURE HOME IS LOCATED IN PELICAN PRESERVE ONE OF THE TOP 55+ COMMUNITIES IN THE U. S. LOCATED NEAR SWFL INTL. AIRPORT, SHOPPING & THE BEACHES!

6. 2025-10-15
   soldstatus $280,000

   Show marketing remark (2632 chars)

   TURNKEY Palazzo Napoli Model Condo in Pelican Preserve with an Amazing GOLF & LAKE VIEW! The Napoli Model is the Highly Desired Condo Floor Plan in Pelican Preserve because it is so OPEN that it has the feeling of a Single Family Home! If you're looking for Beauty & PRIVACY this is the Condo for You! There is Total Privacy on both sides of your future lanai. This Condo has been Totally Updated with a Floridian Appeal using Quality Furnishings purchased primarily at Lenny's Fine Furniture-one of the Best furniture stores in SW Florida(Fort Myers & Naples. ) NO NEED TO GO SHOPPING! This Home comes TURNKEY! WHAT A GREAT VALUE! Beautiful & like New Condo with 20x20 Tile Flooring throughout all the main areas of the Home that looks like it has never even been walked on! Probably because the Homeowners have only used the Condo for 3 months a year & it has Never been Leased, No Smoking & No Pets! QUALITY UPDATES: (A. ) IMPACT WINDOWS & DOORS plus Crown Molding & Plantation Shutters throughout all the main areas of the Home (B. ) LIVING ROOM: Furnishings were primarily purchased at Lenny's Fine Furniture including the Flex-Steel Sofa. There are also 2 Lazy Boy Recliners in the Living Room plus a very nice T. V. & updated Fan w/ lighting (C. ) KITCHEN: One-Level Quartz Countertops & White Cabinets (D. ) LANAI: Beautiful Matching Tile added to the Lanai Floor which has a Golf & Lake View with Privacy on Both Sides! (E. ) MASTER BEDROOM: Brand New Luxury Carpet w/ thick padding plus Crown Molding & Plantation Shutters. Beautiful Queen Bed, Night Stands, T. V. , Fan w/ lighting & Volume Ceiling. Plus, a Flex-Steel Recliner to relax in. (F. ) MASTER BATHROOM: Large walk-in Glass Shower plus a large vanity. (G. )GUEST BEDROOM: New Luxury Carpet with quality padding plus Plantation Shutters & a Beautiful Queen Bed (H. ) GUEST BATHROOM: Beautiful Tub/Shower Combo (I. ) LAUNDRY ROOM: Excellent Washer & Dryer plus Vacuum Cleaner all remain with the Home! (J. ) 2019 A. C. & Hot Water Heater. The A. C. has been serviced by J & D Air Conditioning Service. THIS BEAUTIFUL CONDO ALREADY HAS ALL THE UPGRADES DONE FOR YOU. You Simply Move In! What Are You Waiting For? THIS IS THE PERFECT CONDO THAT YOU HAVE BEEN WAITING ON & THE PALAZZO COMMUNITY HAS IT'S OWN POOL. SO, NOW IT IS TIME FOR YOU & YOUR FAMILY TO ENJOY THIS AMAZING HOME HERE IN PARADISE! YOUR FUTURE HOME IS LOCATED IN PELICAN PRESERVE ONE OF THE TOP 55+ COMMUNITIES IN THE U. S. LOCATED NEAR SWFL INTL. AIRPORT, SHOPPING & THE BEACHES!

7. 2025-09-22
   status Pending 2632-char remark

   Show marketing remark (2632 chars)

   TURNKEY Palazzo Napoli Model Condo in Pelican Preserve with an Amazing GOLF & LAKE VIEW! The Napoli Model is the Highly Desired Condo Floor Plan in Pelican Preserve because it is so OPEN that it has the feeling of a Single Family Home! If you're looking for Beauty & PRIVACY this is the Condo for You! There is Total Privacy on both sides of your future lanai. This Condo has been Totally Updated with a Floridian Appeal using Quality Furnishings purchased primarily at Lenny's Fine Furniture-one of the Best furniture stores in SW Florida(Fort Myers & Naples. ) NO NEED TO GO SHOPPING! This Home comes TURNKEY! WHAT A GREAT VALUE! Beautiful & like New Condo with 20x20 Tile Flooring throughout all the main areas of the Home that looks like it has never even been walked on! Probably because the Homeowners have only used the Condo for 3 months a year & it has Never been Leased, No Smoking & No Pets! QUALITY UPDATES: (A. ) IMPACT WINDOWS & DOORS plus Crown Molding & Plantation Shutters throughout all the main areas of the Home (B. ) LIVING ROOM: Furnishings were primarily purchased at Lenny's Fine Furniture including the Flex-Steel Sofa. There are also 2 Lazy Boy Recliners in the Living Room plus a very nice T. V. & updated Fan w/ lighting (C. ) KITCHEN: One-Level Quartz Countertops & White Cabinets (D. ) LANAI: Beautiful Matching Tile added to the Lanai Floor which has a Golf & Lake View with Privacy on Both Sides! (E. ) MASTER BEDROOM: Brand New Luxury Carpet w/ thick padding plus Crown Molding & Plantation Shutters. Beautiful Queen Bed, Night Stands, T. V. , Fan w/ lighting & Volume Ceiling. Plus, a Flex-Steel Recliner to relax in. (F. ) MASTER BATHROOM: Large walk-in Glass Shower plus a large vanity. (G. )GUEST BEDROOM: New Luxury Carpet with quality padding plus Plantation Shutters & a Beautiful Queen Bed (H. ) GUEST BATHROOM: Beautiful Tub/Shower Combo (I. ) LAUNDRY ROOM: Excellent Washer & Dryer plus Vacuum Cleaner all remain with the Home! (J. ) 2019 A. C. & Hot Water Heater. The A. C. has been serviced by J & D Air Conditioning Service. THIS BEAUTIFUL CONDO ALREADY HAS ALL THE UPGRADES DONE FOR YOU. You Simply Move In! What Are You Waiting For? THIS IS THE PERFECT CONDO THAT YOU HAVE BEEN WAITING ON & THE PALAZZO COMMUNITY HAS IT'S OWN POOL. SO, NOW IT IS TIME FOR YOU & YOUR FAMILY TO ENJOY THIS AMAZING HOME HERE IN PARADISE! YOUR FUTURE HOME IS LOCATED IN PELICAN PRESERVE ONE OF THE TOP 55+ COMMUNITIES IN THE U. S. LOCATED NEAR SWFL INTL. AIRPORT, SHOPPING & THE BEACHES!

8. 2025-08-29
   price $295,000 2632-char remark

   Show marketing remark (2632 chars)

   TURNKEY Palazzo Napoli Model Condo in Pelican Preserve with an Amazing GOLF & LAKE VIEW! The Napoli Model is the Highly Desired Condo Floor Plan in Pelican Preserve because it is so OPEN that it has the feeling of a Single Family Home! If you're looking for Beauty & PRIVACY this is the Condo for You! There is Total Privacy on both sides of your future lanai. This Condo has been Totally Updated with a Floridian Appeal using Quality Furnishings purchased primarily at Lenny's Fine Furniture-one of the Best furniture stores in SW Florida(Fort Myers & Naples. ) NO NEED TO GO SHOPPING! This Home comes TURNKEY! WHAT A GREAT VALUE! Beautiful & like New Condo with 20x20 Tile Flooring throughout all the main areas of the Home that looks like it has never even been walked on! Probably because the Homeowners have only used the Condo for 3 months a year & it has Never been Leased, No Smoking & No Pets! QUALITY UPDATES: (A. ) IMPACT WINDOWS & DOORS plus Crown Molding & Plantation Shutters throughout all the main areas of the Home (B. ) LIVING ROOM: Furnishings were primarily purchased at Lenny's Fine Furniture including the Flex-Steel Sofa. There are also 2 Lazy Boy Recliners in the Living Room plus a very nice T. V. & updated Fan w/ lighting (C. ) KITCHEN: One-Level Quartz Countertops & White Cabinets (D. ) LANAI: Beautiful Matching Tile added to the Lanai Floor which has a Golf & Lake View with Privacy on Both Sides! (E. ) MASTER BEDROOM: Brand New Luxury Carpet w/ thick padding plus Crown Molding & Plantation Shutters. Beautiful Queen Bed, Night Stands, T. V. , Fan w/ lighting & Volume Ceiling. Plus, a Flex-Steel Recliner to relax in. (F. ) MASTER BATHROOM: Large walk-in Glass Shower plus a large vanity. (G. )GUEST BEDROOM: New Luxury Carpet with quality padding plus Plantation Shutters & a Beautiful Queen Bed (H. ) GUEST BATHROOM: Beautiful Tub/Shower Combo (I. ) LAUNDRY ROOM: Excellent Washer & Dryer plus Vacuum Cleaner all remain with the Home! (J. ) 2019 A. C. & Hot Water Heater. The A. C. has been serviced by J & D Air Conditioning Service. THIS BEAUTIFUL CONDO ALREADY HAS ALL THE UPGRADES DONE FOR YOU. You Simply Move In! What Are You Waiting For? THIS IS THE PERFECT CONDO THAT YOU HAVE BEEN WAITING ON & THE PALAZZO COMMUNITY HAS IT'S OWN POOL. SO, NOW IT IS TIME FOR YOU & YOUR FAMILY TO ENJOY THIS AMAZING HOME HERE IN PARADISE! YOUR FUTURE HOME IS LOCATED IN PELICAN PRESERVE ONE OF THE TOP 55+ COMMUNITIES IN THE U. S. LOCATED NEAR SWFL INTL. AIRPORT, SHOPPING & THE BEACHES!

9. 2025-07-11
   listed $325,000 Active 2632-char remark

   Show marketing remark (2632 chars)

   TURNKEY Palazzo Napoli Model Condo in Pelican Preserve with an Amazing GOLF & LAKE VIEW! The Napoli Model is the Highly Desired Condo Floor Plan in Pelican Preserve because it is so OPEN that it has the feeling of a Single Family Home! If you're looking for Beauty & PRIVACY this is the Condo for You! There is Total Privacy on both sides of your future lanai. This Condo has been Totally Updated with a Floridian Appeal using Quality Furnishings purchased primarily at Lenny's Fine Furniture-one of the Best furniture stores in SW Florida(Fort Myers & Naples. ) NO NEED TO GO SHOPPING! This Home comes TURNKEY! WHAT A GREAT VALUE! Beautiful & like New Condo with 20x20 Tile Flooring throughout all the main areas of the Home that looks like it has never even been walked on! Probably because the Homeowners have only used the Condo for 3 months a year & it has Never been Leased, No Smoking & No Pets! QUALITY UPDATES: (A. ) IMPACT WINDOWS & DOORS plus Crown Molding & Plantation Shutters throughout all the main areas of the Home (B. ) LIVING ROOM: Furnishings were primarily purchased at Lenny's Fine Furniture including the Flex-Steel Sofa. There are also 2 Lazy Boy Recliners in the Living Room plus a very nice T. V. & updated Fan w/ lighting (C. ) KITCHEN: One-Level Quartz Countertops & White Cabinets (D. ) LANAI: Beautiful Matching Tile added to the Lanai Floor which has a Golf & Lake View with Privacy on Both Sides! (E. ) MASTER BEDROOM: Brand New Luxury Carpet w/ thick padding plus Crown Molding & Plantation Shutters. Beautiful Queen Bed, Night Stands, T. V. , Fan w/ lighting & Volume Ceiling. Plus, a Flex-Steel Recliner to relax in. (F. ) MASTER BATHROOM: Large walk-in Glass Shower plus a large vanity. (G. )GUEST BEDROOM: New Luxury Carpet with quality padding plus Plantation Shutters & a Beautiful Queen Bed (H. ) GUEST BATHROOM: Beautiful Tub/Shower Combo (I. ) LAUNDRY ROOM: Excellent Washer & Dryer plus Vacuum Cleaner all remain with the Home! (J. ) 2019 A. C. & Hot Water Heater. The A. C. has been serviced by J & D Air Conditioning Service. THIS BEAUTIFUL CONDO ALREADY HAS ALL THE UPGRADES DONE FOR YOU. You Simply Move In! What Are You Waiting For? THIS IS THE PERFECT CONDO THAT YOU HAVE BEEN WAITING ON & THE PALAZZO COMMUNITY HAS IT'S OWN POOL. SO, NOW IT IS TIME FOR YOU & YOUR FAMILY TO ENJOY THIS AMAZING HOME HERE IN PARADISE! YOUR FUTURE HOME IS LOCATED IN PELICAN PRESERVE ONE OF THE TOP 55+ COMMUNITIES IN THE U. S. LOCATED NEAR SWFL INTL. AIRPORT, SHOPPING & THE BEACHES!

ⓘ 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: $5,121 · $427/mo
• Projected year-2 tax: $5,121 · $427/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 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: $53,319
• − Mortgage interest: −$15,096
• − Property taxes: −$5,121
• − Insurance: −$1,348
• − Repairs & maintenance: −$4,265
• − Management: −$4,265
• − HOA: −$11,868
• − Depreciation: −$7,840
• Taxable income: $3,515
• Est. tax owed @ 24.0%: −$844
• After-tax cash flow: $5,982/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

-17.1% since first listed

9 events — show timeline

• 2026-04-25 Pending — NAPLESMLS
• 2026-04-20 Price Changed $269,500 NAPLESMLS
• 2026-04-06 Price Changed $275,900 NAPLESMLS
• 2026-03-24 Listed $285,000 NAPLESMLS
• 2025-10-15 Sold (Public Records) $280,000 Public Records
• 2025-10-15 Sold (MLS) $280,000 FORTMLS
• 2025-09-22 Pending — FORTMLS
• 2025-08-29 Price Changed $295,000 FORTMLS
• 2025-07-11 Listed $325,000 FORTMLS

Property tax history

+21.3%/yr

Latest (2025): $5,121 · -0.6% YoY. Source: county tax records.