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 33990 — Cape Coral
The 33990 housing market is currently balanced, with a median sale price of $330,000 and a moderate pace of sales. While inventory remains relatively tight, buyers are finding more room for negotiation compared to previous years, reflecting a shift toward a more sustainable market environment.
This ZIP is well-suited for family buyers and retirees seeking single-family homes in a suburban environment, as well as investors looking for rental properties in a balanced market.
Median prices moved up 4.6% year over year.
Homes spend a median of 72 days on market with 0.8 months of supply — a fast-moving market.
9% of listings have cut prices · homes sell at 91% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.6% · poverty 14.3% — 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 5.8%/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 5.8%/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 33990, Lee County FL
Crime trends in Cape Coral are generally considered stable and lower than many other urban centers in Florida, with the city frequently cited as one of the safer mid-sized municipalities in the region.
Schools serving the area are part of the Lee County School District, which maintains a mix of traditional public schools and magnet programs with varying performance ratings.
The area faces significant exposure to hurricane-related wind and flood risks, necessitating mandatory flood insurance for many properties and leading to rising property insurance premiums across the region.
Economic momentum is driven by residential expansion and service-sector growth, with ongoing infrastructure projects focused on utility expansion and road improvements to support the city's build-out.
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 access employment hubs in Fort Myers via the Cape Coral Bridge or Midpoint Memorial Bridge, with limited public transit options available.
The area features access to numerous canals, local parks like Four Mile Cove Ecological Preserve, and proximity to golf courses and shopping centers along the Del Prado corridor.
The rental market is characterized by moderate vacancy pressure and a steady demand for single-family home rentals, with investors maintaining a presence in the short-term and long-term segments.
The local economy is anchored by healthcare, retail, and construction, with many residents commuting to the broader Fort Myers-Cape Coral metropolitan area for employment.
Transportation is primarily automobile-dependent, with major corridors including Del Prado Boulevard and access to I-75 via bridges connecting to the mainland.
Development is focused on infill residential projects and the expansion of commercial services along major arterial roads.
The Lee County Property Appraiser assesses properties at fair market value, subject to Save Our Homes caps for primary residences.
Parcels are subject to Lee County School District taxes and various municipal utility assessments.
The property insurance market is challenging due to high wind and flood risk, with many homeowners facing significant premium increases.
Florida is a judicial foreclosure state, requiring court intervention for the foreclosure process.
Sellers are required to provide a written disclosure of known material defects affecting the property's value.
Data retrieved from data.census.gov for ZCTA 33990.
A large nature preserve with walking trails and kayak rentals.
Features a beach, pool, and boat ramp access.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
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.
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Aggregate foreclosure counts for this geography — recorded notices, upcoming sales and distress weight against population. The filing-level ledger opens at Investor.
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