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 33991 — Cape Coral
The 33991 housing market is showing signs of stabilization with a median sale price of $420,000 and a modest year-over-year increase. While inventory remains relatively tight, buyers are finding more room for negotiation compared to previous years, driven by a balanced supply-demand dynamic.
This ZIP is well-suited for family buyers and retirees seeking canal-front living or newer construction, as well as investors looking for long-term rental opportunities in a growing Florida market.
Median prices moved up 0.2% year over year.
Homes spend a median of 99 days on market with 4.7 months of supply — a balanced-paced 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 2.8% · poverty 9.3% — 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 7.7%/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 8.3%/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 33991, Lee County FL
Crime rates in Cape Coral are generally lower than the national average, with the city consistently ranking as one of the safer mid-sized municipalities in Florida.
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-force winds and storm surge, necessitating robust windstorm and flood insurance coverage for residential properties.
Economic momentum is driven by residential expansion and service-sector growth, with ongoing infrastructure projects aimed at improving connectivity across the Cape Coral canal system.
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 and Midpoint Memorial bridges, which can experience significant peak-hour congestion.
The area features extensive access to canal-based boating, local parks like Sirenia Vista, and proximity to golf courses and shopping centers along the Pine Island Road corridor.
The rental market shows steady demand with a median rent of $2,199, though year-over-year rental prices have seen a slight decline of 4.39%.
The local economy is anchored by healthcare, retail, and construction, with significant employment spillover from the broader Fort Myers metropolitan area.
Transportation is primarily automobile-dependent, with limited public transit options and heavy reliance on bridge infrastructure for regional access.
Development is focused on infill residential projects and commercial expansion along major arterial roads like Pine Island Road.
Parcels are subject to Lee County property taxes and various utility service districts, including water and sewer assessments.
Property insurance premiums remain elevated due to high hazard exposure, with many residents relying on the state-backed Citizens Property Insurance Corporation.
Data retrieved from data.census.gov ZCTA-level tables.
Features kayak launches and manatee viewing areas.
Public 18-hole championship course designed by Arthur Hills.
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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