Provisional grade — derived from this report's measured data points; the county detector suite has not measured this geography yet. The measured ARED Score replaces it on the suite's next run.
ZIP 33909
The 33909 housing market is currently experiencing a correction, with median prices declining year-over-year as inventory levels rise. High interest rates and insurance costs are tempering buyer demand, leading to a shift toward a more balanced market. Sellers are increasingly offering price cuts to move inventory in a slower sales environment.
This ZIP is well-suited for family buyers and retirees seeking more affordable housing options compared to coastal Florida markets. It attracts those looking for suburban space and canal-front living while remaining within reach of Fort Myers employment centers.
Median prices moved down 6.7% year over year.
Homes spend a median of 86 days on market with 6.5 months of supply — a balanced-paced market.
26% of listings have cut prices · homes sell at 95% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.4% · poverty 12.6% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.2%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.6%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 33909, Lee County FL
Crime in Cape Coral is generally lower than the national average, with the city consistently ranking as one of the safer mid-sized municipalities in Florida. Local trends remain stable, though property crime remains the primary concern for residents.
Schools serving the 33909 area are part of the Lee County School District, which maintains a mix of highly-rated magnet programs and standard neighborhood schools. Overall quality is considered average to above-average for the region.
The area faces significant exposure to hurricane-force winds and storm surge, necessitating mandatory flood insurance for many properties in designated zones. Insurance premiums have seen sharp increases across Lee County following recent major storm events.
Economic momentum is driven by the broader Cape Coral-Fort Myers metro area, with significant growth in healthcare, retail, and professional services. Infrastructure development is focused on expanding road capacity to accommodate the rapid population influx seen over the last decade.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Florida) — Statewide Uniform Property Tax Lien Priority & Tax Deed Sale Enforcement: Unpaid real ad valorem and non-ad valorem taxes become a first-priority sovereign lien on January 1 of the tax year, superior to all mortgages and private liens. If unpaid by April 1 following the tax year, tax certificates are sold via competitive bidding under § 197.432. State (Florida) — Community Development District (CDD) Special Assessment & Financing Lien Mandate: Binds the parcel to non-ad valorem assessments levied directly by the CDD board to fund infrastructure bonds (capital assessments) and operations/maintenance (O&M assessments). State (Florida) — Florida Constitutional Homestead Exemption & Save Our Homes (SOH) Assessment Cap: Reduces taxable value by up to $50,000: base $25,000 exemption applies to all taxing authorities (including school districts); second $25,000 exemption applies to assessed value between $50,000 and $75,000 for non-school millage. State (Florida) — Florida Ad Valorem Real Property Assessment & Tax Mechanics: Parcels are assessed annually at 100% just value (market value) as of January 1 by county property appraisers. Tax formula: Tax Bill = (Taxable Value / 1,000) * Total Levied Millage Rate. Assessed Value = Just Value - Assessment Limitations.
Commuters typically rely on personal vehicles to reach employment hubs in Fort Myers via the Cape Coral Bridge or Midpoint Memorial Bridge. Traffic congestion during peak hours is a common challenge for those crossing into the mainland.
The area features access to numerous neighborhood parks, canal-based fishing, and proximity to the Sun Splash Family Waterpark. Shopping and dining are concentrated along major corridors like Del Prado Boulevard.
The rental market is currently experiencing a cooling phase with increased vacancy pressure as new multi-family inventory comes online. Short-term rental activity is regulated by city ordinances, limiting investor flexibility in certain residential zones.
The local economy is anchored by healthcare, construction, and retail trade. Major employers include Lee Health and the Lee County School District, with a growing base of small businesses serving the residential population.
Transportation is primarily automobile-dependent, with limited public transit options. The city is connected to the mainland via two major toll bridges.
Development is focused on infill residential projects and the expansion of commercial services in the northern sections of the city.
The Lee County Property Appraiser assesses properties at fair market value, with annual adjustments based on sales data and market trends.
Parcels are subject to various special districts, including municipal service taxing units (MSTUs) for canal maintenance and utility services.
Property insurance remains a critical concern due to high wind and flood risk, with many homeowners facing rising premiums and limited carrier options.
Data retrieved from data.census.gov ZCTA 33909 profile.
A major regional water park attraction located within the city limits.
An 18-hole championship course designed by Arthur Hills.
A waterfront park known for manatee viewing and kayak launches.
Key-figure check: median price corroborated by the published ten-year series (2025) (within 12.5%).
Forecasts are for speculation only and should not be used as a deciding factor in any transaction. Projections trend strictly from calculable historical values — the platform cannot predict market movements, market sentiment, or the market itself.
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Standard trend model — solid = measured history · dashed = projection anchored at each line's last measured point, following that series' trailing pace (CAGR capped ±12%/yr) or trailing mean · projections are estimates, not measured reads · every charted series runs the standard 5-year historical window with a 1-year forecast, trimmed from the full retained ledger — the forecast always extends into the future year (a lagging ledger bridges to it) and stops there on purpose: authoritative, not wizardry · every price line is county-assessed value from the district CAD — the tier's same-parcel assessment roll-up on the momentum tile, the assessed trajectory in raw dollar levels and as a YoY-chained index (base 100), and the month-over-month pace from nearby comparable sales pooled from the research track; a tier without comps yet keeps its pace story with the assessed trend. Inventory, liquidity, price-cut and foreclosure lines run on the platform's own measured series.
Unlocked in the Investor tier
Aggregate foreclosure counts for this geography — recorded notices, upcoming sales and distress weight against population. The filing-level ledger opens at Investor.
Upgrade to Investor — $249/mo