Fort Myers Beach today
What this means
Fort Myers Beach prices barely moved in the past year (−0.6%), now 25.4% below the Aug 2022 peak.
Permits January to September 2026: 35 homes, 43% fewer than 2025.
Rents are area estimates; check comps for the exact house. Sources and method: how these figures are built.
Quick facts
| Fort Myers Beach | vs Lee County | vs Florida | |
|---|---|---|---|
| Population | 5,287 (2025 estimate) | ||
| Growth since 2020 | -5.3% | -20.4 pts | -14.2 pts |
| Median home value | $642,400 | 77% higher | 79% higher |
| Median gross rent | $1,836 | 7% higher | 10% higher |
| Median household income | $91,291 | 20% higher | 22% higher |
| Owner occupied homes | 88.7% | +14.4 pts | +21.1 pts |
| Residents 65 and older | 53.5% | +24.6 pts | +32.2 pts |
| Average commute (minutes) | 21 | 30% lower | 26% lower |
| Homes built 2010 or later | 4.1% | -11.6 pts | -10.1 pts |
| Median property tax paid | $5,370 | 88% higher | 97% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Fort Myers Beach
Town on the north end of Estero Island in Lee County, incorporated in 1995 and rebuilding since Hurricane Ian.
Fort Myers Beach is a town with its own government, located in Lee County.
Known for: American Sand Sculpting Championship; Shrimp Festival; Mound House
Development and roads: A bridge over Estero Bay links it to the mainland; infrastructure is being rebuilt after 2022.
Next to the rest of Lee County, more homes are seasonal or vacation homes (48.1% vs 18%); homes are pricier than the county median ($642,400 vs $362,200); the population is older (53.5% age 65 or older vs 28.9%) and more of the housing is in apartment and condo buildings (59.5% vs 21.2%).
Closest matches on price and rent: St. Augustine Beach ($634,400, $1,807), Key Largo ($643,900, $1,887), St. Pete Beach ($675,700, $1,811).
Growth and housing
The Census estimates 5,287 residents in 2025, down from 5,581 in 2020.
| 2025 building permits | Fort Myers Beach |
|---|---|
| Single family | 81 |
| 5 or more units | 0 |
| Total units | 83 |
| Per 1,000 residents | 15.7 |
Half the homes are older than 1983. This is a multifamily heavy market (59.5% in buildings of 5+ units). Households average 1.95 people.
6.9% of residents moved in from another state in the past year (county 4.1%).
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $3,576 a year |
| Hurricanes tied to Lee County since 2000 | Charley (2004), Ian (2022) |
| Coastal county | check flood zone and elevation per address |
Older homes (40.4% built before 1980) draw insurer questions about roofs and wiring. Inspections
Before buying in one of the larger buildings (52% of housing), check reserves, minutes and insurance. Condo financing
Flood, storms and jobs
Flood premiums in Fort Myers Beach get a 25% discount in high risk zones because the city holds CRS class 5. Insured homes in the city filed 3,570 flood claims since 2000, with $530,020,118 paid. The Lee County guide covers storms, flood claims and employers; 41.8% of county homes are in high risk flood zones.
Buying a home in Fort Myers Beach
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $541,287 |
| Conforming, one unit | $832,750 |
| Median home value here | $642,400 |
Price to income: 7.0x, compared with 4.8x for the county.
- Conventional: the default for buyers with solid credit and 5% or more down.
Investing in Fort Myers Beach
Long term rentals
| Fort Myers Beach | vs Lee County | |
|---|---|---|
| Renter occupied homes | 11.3% | -14.4 pts |
| Rental vacancy | 43.5% | +33.2 pts |
| Rent as share of renter income | 33.4% | -1.7 pts |
Short term rentals
With 48.1% of homes kept for seasonal use, Fort Myers Beach is a true vacation market.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 5% |
| State sales tax | 6% plus any county surtax |
Rules vary street by street; verify zoning and HOA limits early. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 30.3% |
| Buildings with 5+ units | 59.5% |
| Manufactured homes | 0.2% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.