13581 Eagle Ridge Dr #1421 · Fort Myers, FL 33912

$175,000

3 bd · 2.0 ba · 1,320 sqft · Condo public records · 75 Days on market

Built 1990 $499/mo HOA · 25% of rent

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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 +10.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Desirable 3 Bedroom 2 full Bath spacious condo on the second floor in the rear, more serene area of Musa, located within steps of the second swimming pool, workout room and lovely picnic area. Open floor plan includes large walk in closets in two of the bedrooms and spacious closet plus additional shelving in the third bedroom, open kitchen with breakfast bar and screened balcony to catch the SW Florida breezes! Musa at Daniels has resort style amenities with clubhouse, two pools, spa, exercise room, tennis courts, lovely foliage with walking paths, kiddie park and bar-b-que picnic area. Located within minutes to I-75, FGCU, Florida Southwestern College and an abundance of restaurants and shops, this is a wonderful investment opportunity or conveniently located full time residence or fun vacation home in paradise!

Key facts

• Saltwater pool
• Relaxing hot tub
• Heated pool

Tags

• SOARING CATHEDRAL CEILINGS
• SERENE COURTYARD SETTING
• SALTWATER POOL
• HEATED POOL
• RELAXING HOT TUB
• WELL-EQUIPPED FITNESS CENTER

Property features AI

Finance

• Other: Part of a complex with 300 units and 18 units in the building; 2 units per floor; building has 1 floor; Subdivision: MUSA AT DANIELS (Sub Condo Name: MUSA AT DANIELS, Subdivision Number 18)
• Financial info: Information not applicable for investor-specific income/expense details
• HOA & community: Mandatory HOA with on-site management; Monthly condo fee of $499; Annual recurring HOA fees total $5,988; one-time fees $150; HOA maintenance covers legal/accounting, exterior pest control, recreation facilities, repairs, reserves, and trash removal; Community amenities include clubhouse, community pool and spa/hot tub, tennis, pickleball, basketball, play area, BBQ/picnic, library, sidewalks, streetlights, vehicle wash area, and underground utilities; Non-gated community

Exterior

• Parking: Information not provided
• Security: Information not provided
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low rise (1-3 stories); East rear exposure; Entry level: 1 floor
• Construction: Built in 1990; Concrete block and wood frame construction; Tile roof; Deeded restrictions
• Exterior features: Stucco exterior finish; Double-hung windows; Landscaped area view; Central irrigation; Regular lot

Interior

• Kitchen: Dishwasher; Refrigerator/Freezer
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning
• Interior features: Cathedral ceilings; Window coverings; Dining area combined with living room; Screened lanai/porch; Laundry in residence; Split bedroom floor plan
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-77 ($-921/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (7.7% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $161k (7.7% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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: Heights Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 1,109 students, 38% FRL); Lexington Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 1,138 students, 44% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL).
• Market conditions: Rents flat; 309 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); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 75 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→33/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,448 (7.7% 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 75 days. Have you received any prior offers? Is the seller open to a 8% 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. 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. 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?
8. 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.
9. 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.
10. 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: 1.16% ✓
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.24×
• Total profit: $-37,049
• Equity at exit: $26,093

10-year hold

• IRR: -25.8%
• Equity multiple: -0.09×
• Total profit: $-53,496
• Equity at exit: $15,131

Cash invested: $49,000 (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 33912

• Rents YoY: 0.9%
• Active inventory: 309
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,032 high
• Mortgage (P&I): −$918
• Tax from tax record: −$192 /mo · $2,305/yr
• Insurance: −$73
• HOA: −$499
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-77

Break-even live

Break-even rent $2,129

Max offer price $161,448

Occupancy floor 99%

Sensitivity live

Price	-10% $22	-5% $-27	+0% $-77	+5% $-126	+10% $-176
Rent	-10% $-237	-5% $-157	+0% $-77	+5% $4	+10% $84
Rate	-1.0pp $11	-0.5pp $-32	base $-77	+0.5pp $-122	+1.0pp $-168

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13615 Eagle Ridge Dr #1625 Fort Myers, FL	2.0	2.0	980	$1,500	$1.53	5d	1	0.05mi
13571 Eagle Ridge Dr #1314 Fort Myers, FL	2.0	2.0	980	$1,500	$1.53	25d	1	0.06mi
13571 Eagle Ridge Dr #1314 Fort Myers, FL	2.0	2.0	980	$1,500	$1.53	5d	1	0.06mi
13505 Eagle Ridge Dr #418 Fort Myers, FL	2.0	2.0	980	$1,500	$1.53	23d	1	0.13mi
13535 Eagle Ridge Dr #728 Fort Myers, FL	2.0	2.0	1165	$1,495	$1.28	25d	1	0.16mi
13681 Admiral Ct Fort Myers, FL	3.0	2.0	1363	$2,250	$1.65	25d	1	0.23mi
13633 Admiral Ct Fort Myers, FL	3.0	2.0	1547	$2,500	$1.62	25d	1	0.23mi
13669 Admiral Ct Fort Myers, FL	3.0	2.0	1860	$2,500	$1.34	25d	1	0.23mi
13831 Eagle Ridge Lakes Dr #201 Fort Myers, FL	2.0	2.0	1708	$1,950	$1.14	25d	1	0.27mi
13264 White Marsh Ln #3324 Fort Myers, FL	2.0	2.0	992	$1,400	$1.41	25d	1	0.33mi
13264 White Marsh Ln #3312 Fort Myers, FL	2.0	2.0	992	$2,500	$2.52	25d	1	0.33mi
13337 Tall Grass Ct Unit 1 Fort Myers, FL	3.0	2.5	1646	$2,250	$1.37	21d	1	0.34mi
13288 White Marsh Ln #3439 Fort Myers, FL	2.0	2.0	960	$1,500	$1.56	25d	1	0.36mi
13288 White Marsh Ln #12 Fort Myers, FL	2.0	2.0	1079	$2,000	$1.85	17d	1	0.36mi
13288 White Marsh Ln #12 Fort Myers, FL	2.0	2.0	1079	$2,000	$1.85	25d	1	0.36mi
13240 White Marsh Ln #25 Fort Myers, FL	2.0	2.0	1079	$1,900	$1.76	25d	1	0.41mi
13240 White Marsh Ln #3127 Fort Myers, FL	2.0	2.0	960	$3,000	$3.12	25d	1	0.41mi
14179 Georgian Cir Fort Myers, FL	1.0–3.0	1.0–2.0	887	$1,900	$2.14	5d	10	0.45mi
13130 White Marsh Ln #207 Fort Myers, FL	2.0	2.0	893	$1,650	$1.85	25d	1	0.53mi
13170 White Marsh Ln #200 Fort Myers, FL	2.0	2.0	893	$3,400	$3.81	25d	1	0.57mi
13094 Cross Creek Ct #113 Fort Myers, FL	2.0	2.0	895	$1,700	$1.90	25d	1	0.65mi
14509 Aeries Way Dr #325 Fort Myers, FL	2.0	2.0	1174	$2,900	$2.47	25d	1	0.66mi
13247 Whitehaven Ln #705 Fort Myers, FL	2.0	2.0	950	$1,500	$1.58	25d	1	0.84mi
13211 Whitehaven Ln #1504 Fort Myers, FL	2.0	2.0	950	$1,950	$2.05	25d	1	0.86mi
13141 Whitehaven Ln #192 Fort Myers, FL	2.0	2.0	1279	$1,800	$1.41	25d	1	0.86mi
13121 Whitehaven Ln #172 Fort Myers, FL	3.0	2.0	1279	$2,195	$1.72	25d	1	0.87mi
12840 Dornoch Ct Fort Myers, FL	2.0	2.5	1690	$2,200	$1.30	25d	1	0.87mi
14122 Danpark Loop Fort Myers, FL	2.0	2.0	1209	$1,800	$1.49	3d	1	0.91mi
13226 Whitehaven Ln #1305 Fort Myers, FL	2.0	2.0	950	$1,450	$1.53	25d	1	0.92mi
13621 Parkcrest Blvd Fort Myers, FL	1.0–3.0	1.0–2.0	1039	$2,015	$1.94	3d	14	0.97mi
13226 Winsford Ln Fort Myers, FL	3.0	2.0	1457	$7,900	$5.42	25d	1	1.00mi
14571 Legends Blvd N Fort Myers, FL	2.0	2.0	1132	$2,175	$1.92	25d	2	1.01mi
12810 Cypress Cape Cir Fort Myers, FL	1.0–3.0	1.0–2.0	1158	$2,049	$1.77	3d	17	1.03mi
7121 Golden Eagle Ct #613 Fort Myers, FL	2.0	2.0	1048	$4,500	$4.29	25d	1	1.08mi
13231 Heather Ridge Loop Fort Myers, FL	3.0	2.0	1542	$2,600	$1.69	25d	1	1.10mi
14571 Legends Blvd N #106 Fort Myers, FL	2.0	2.0	1095	$2,500	$2.28	5d	1	1.10mi
12500 Cold Stream Dr #305 Fort Myers, FL	2.0	2.0	1140	$3,500	$3.07	25d	1	1.16mi
14881 Soaring Eagle Ct Fort Myers, FL	4.0	2.5	1789	$3,800	$2.12	25d	1	1.18mi
9080 Arabian DR Fort Myers, FL	3.0	1.0–2.0	924	$2,399	$2.59	4d	25	1.19mi
14320 Bristol Bay Pl Unit 1546395P Fort Myers, FL	2.0	2.0	1097	$4,032	$3.68	17d	1	1.22mi

HOA detail condo

• Monthly dues: $499 · $5,988/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-22
   days on market $175,000 Active 75 DOM
2. 2026-06-17
   days on market $175,000 Active 71 DOM
3. 2026-06-16
   days on market $175,000 Active 70 DOM
4. 2026-06-15
   days on market $175,000 Active 69 DOM
5. 2026-06-13
   days on market $175,000 Active 67 DOM
6. 2026-06-10
   days on market $175,000 Active 64 DOM
7. 2026-06-09
   days on market $175,000 Active 63 DOM
8. 2026-06-07
   days on market $175,000 Active 61 DOM
9. 2026-06-03
   days on market $175,000 Active 57 DOM
10. 2026-06-02
    days on market $175,000 Active 56 DOM
11. 2026-06-01
    days on market $175,000 Active 55 DOM
12. 2026-06-01
    days on market $175,000 Active 54 DOM
13. 2026-05-07
    price $175,000
14. 2026-04-07
    listed $185,000 Active
15. 2024-10-16
    historical $1,700
16. 2024-09-20
    listed $1,700
17. 2022-05-15
    historical 825-char remark

    Show marketing remark (825 chars)

    Desirable 3 Bedroom 2 full Bath spacious condo on the second floor in the rear, more serene area of Musa, located within steps of the second swimming pool, workout room and lovely picnic area. Open floor plan includes large walk in closets in two of the bedrooms and spacious closet plus additional shelving in the third bedroom, open kitchen with breakfast bar and screened balcony to catch the SW Florida breezes! Musa at Daniels has resort style amenities with clubhouse, two pools, spa, exercise room, tennis courts, lovely foliage with walking paths, kiddie park and bar-b-que picnic area. Located within minutes to I-75, FGCU, Florida Southwestern College and an abundance of restaurants and shops, this is a wonderful investment opportunity or conveniently located full time residence or fun vacation home in paradise!

18. 2022-05-06
    soldstatus $220,000 Sold 825-char remark

    Show marketing remark (825 chars)

    Desirable 3 Bedroom 2 full Bath spacious condo on the second floor in the rear, more serene area of Musa, located within steps of the second swimming pool, workout room and lovely picnic area. Open floor plan includes large walk in closets in two of the bedrooms and spacious closet plus additional shelving in the third bedroom, open kitchen with breakfast bar and screened balcony to catch the SW Florida breezes! Musa at Daniels has resort style amenities with clubhouse, two pools, spa, exercise room, tennis courts, lovely foliage with walking paths, kiddie park and bar-b-que picnic area. Located within minutes to I-75, FGCU, Florida Southwestern College and an abundance of restaurants and shops, this is a wonderful investment opportunity or conveniently located full time residence or fun vacation home in paradise!

19. 2022-05-06
    soldstatus $220,000

    Show marketing remark (825 chars)

    Desirable 3 Bedroom 2 full Bath spacious condo on the second floor in the rear, more serene area of Musa, located within steps of the second swimming pool, workout room and lovely picnic area. Open floor plan includes large walk in closets in two of the bedrooms and spacious closet plus additional shelving in the third bedroom, open kitchen with breakfast bar and screened balcony to catch the SW Florida breezes! Musa at Daniels has resort style amenities with clubhouse, two pools, spa, exercise room, tennis courts, lovely foliage with walking paths, kiddie park and bar-b-que picnic area. Located within minutes to I-75, FGCU, Florida Southwestern College and an abundance of restaurants and shops, this is a wonderful investment opportunity or conveniently located full time residence or fun vacation home in paradise!

20. 2022-03-22
    status Pending 825-char remark

    Show marketing remark (825 chars)

    Desirable 3 Bedroom 2 full Bath spacious condo on the second floor in the rear, more serene area of Musa, located within steps of the second swimming pool, workout room and lovely picnic area. Open floor plan includes large walk in closets in two of the bedrooms and spacious closet plus additional shelving in the third bedroom, open kitchen with breakfast bar and screened balcony to catch the SW Florida breezes! Musa at Daniels has resort style amenities with clubhouse, two pools, spa, exercise room, tennis courts, lovely foliage with walking paths, kiddie park and bar-b-que picnic area. Located within minutes to I-75, FGCU, Florida Southwestern College and an abundance of restaurants and shops, this is a wonderful investment opportunity or conveniently located full time residence or fun vacation home in paradise!

21. 2022-03-22
    listed $230,000 Active 825-char remark

    Show marketing remark (825 chars)

    Desirable 3 Bedroom 2 full Bath spacious condo on the second floor in the rear, more serene area of Musa, located within steps of the second swimming pool, workout room and lovely picnic area. Open floor plan includes large walk in closets in two of the bedrooms and spacious closet plus additional shelving in the third bedroom, open kitchen with breakfast bar and screened balcony to catch the SW Florida breezes! Musa at Daniels has resort style amenities with clubhouse, two pools, spa, exercise room, tennis courts, lovely foliage with walking paths, kiddie park and bar-b-que picnic area. Located within minutes to I-75, FGCU, Florida Southwestern College and an abundance of restaurants and shops, this is a wonderful investment opportunity or conveniently located full time residence or fun vacation home in paradise!

22. 2018-07-30
    soldstatus $113,500
23. 2018-07-26
    soldstatus $113,500 Sold 825-char remark

    Show marketing remark (825 chars)

    Desirable 3 Bedroom 2 full Bath spacious condo on the second floor in the rear, more serene area of Musa, located within steps of the second swimming pool, workout room and lovely picnic area. Open floor plan includes large walk in closets in two of the bedrooms and spacious closet plus additional shelving in the third bedroom, open kitchen with breakfast bar and screened balcony to catch the SW Florida breezes! Musa at Daniels has resort style amenities with clubhouse, two pools, spa, exercise room, tennis courts, lovely foliage with walking paths, kiddie park and bar-b-que picnic area. Located within minutes to I-75, FGCU, Florida Southwestern College and an abundance of restaurants and shops, this is a wonderful investment opportunity or conveniently located full time residence or fun vacation home in paradise!

24. 2018-06-28
    status Pending With Contingencies 825-char remark

    Show marketing remark (825 chars)

    Desirable 3 Bedroom 2 full Bath spacious condo on the second floor in the rear, more serene area of Musa, located within steps of the second swimming pool, workout room and lovely picnic area. Open floor plan includes large walk in closets in two of the bedrooms and spacious closet plus additional shelving in the third bedroom, open kitchen with breakfast bar and screened balcony to catch the SW Florida breezes! Musa at Daniels has resort style amenities with clubhouse, two pools, spa, exercise room, tennis courts, lovely foliage with walking paths, kiddie park and bar-b-que picnic area. Located within minutes to I-75, FGCU, Florida Southwestern College and an abundance of restaurants and shops, this is a wonderful investment opportunity or conveniently located full time residence or fun vacation home in paradise!

25. 2018-06-28
    listed $119,000 Active 825-char remark

    Show marketing remark (825 chars)

    Desirable 3 Bedroom 2 full Bath spacious condo on the second floor in the rear, more serene area of Musa, located within steps of the second swimming pool, workout room and lovely picnic area. Open floor plan includes large walk in closets in two of the bedrooms and spacious closet plus additional shelving in the third bedroom, open kitchen with breakfast bar and screened balcony to catch the SW Florida breezes! Musa at Daniels has resort style amenities with clubhouse, two pools, spa, exercise room, tennis courts, lovely foliage with walking paths, kiddie park and bar-b-que picnic area. Located within minutes to I-75, FGCU, Florida Southwestern College and an abundance of restaurants and shops, this is a wonderful investment opportunity or conveniently located full time residence or fun vacation home in paradise!

26. 2005-03-21
    soldstatus $31,300,000
27. 2003-03-31
    soldstatus $20,600,000
28. 1993-09-01
    soldstatus $17,600,000

ⓘ 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: $2,305 · $192/mo
• Projected year-2 tax: $2,305 · $192/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 · 33 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: $24,379
• − Mortgage interest: −$9,803
• − Property taxes: −$2,305
• − Insurance: −$875
• − Repairs & maintenance: −$1,950
• − Management: −$1,950
• − HOA: −$5,988
• − Depreciation: −$5,091
• Taxable loss: −$3,583
• Est. tax savings @ 24.0%: +$860
• After-tax cash flow: $-61/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

• County: Lee County · 788,662 people
• City population: 278,598
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 19,533
• Household income: $103,194
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 292.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 7% Black 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 7% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -180.73%
• Current HPI: 226.7102
• Rent YoY: ▲ 0.94%
• 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

-99.0% since first listed

16 events — show timeline

• 2026-05-07 Price Changed $175,000 NAPLESMLS
• 2026-04-07 Listed $185,000 NAPLESMLS
• 2024-10-16 Rental Removed $1,700 NAPLESMLS
• 2024-09-20 Listed for Rent $1,700 NAPLESMLS
• 2022-05-15 Listing Removed — NAPLESMLS
• 2022-05-06 Sold (Public Records) $220,000 Public Records
• 2022-05-06 Sold (MLS) $220,000 NAPLESMLS
• 2022-03-22 Pending — NAPLESMLS
• 2022-03-22 Listed $230,000 NAPLESMLS
• 2018-07-30 Sold (Public Records) $113,500 Public Records
• 2018-07-26 Sold (MLS) $113,500 FORTMLS
• 2018-06-28 Pending — FORTMLS
• 2018-06-28 Listed $119,000 FORTMLS
• 2005-03-21 Sold (Public Records) $31,300,000 Public Records
• 2003-03-31 Sold (Public Records) $20,600,000 Public Records
• 1993-09-01 Sold (Public Records) $17,600,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,305 · -13.0% YoY. Source: county tax records.