North Fort Myers today
What this means
Values in North Fort Myers are down 2.4% over the past year, now 18.9% below the Sep 2022 peak.
A specific house can rent above or below these figures, so pull rental comps for the address. Sources and method: how these figures are built.
Quick facts
| North Fort Myers | vs Lee County | vs Florida | |
|---|---|---|---|
| Population | 44,993 (Census survey) | ||
| Median home value | $161,800 | 55% lower | 55% lower |
| Median gross rent | $1,255 | 27% lower | 25% lower |
| Median household income | $56,261 | 26% lower | 25% lower |
| Owner occupied homes | 85.7% | +11.4 pts | +18.1 pts |
| Residents 65 and older | 45.8% | +16.9 pts | +24.5 pts |
| Average commute (minutes) | 28 | 3% lower | 1% higher |
| Homes built 2010 or later | 8.8% | -6.9 pts | -5.4 pts |
| Median property tax paid | $1,460 | 49% lower | 47% lower |
Census survey figures are 2020 to 2024 averages; methods.
Living in North Fort Myers
Unincorporated north Lee County community across the Caloosahatchee River from Fort Myers, between Cape Coral and Charlotte County.
North Fort Myers is an unincorporated community, so there is no city government; Lee County handles zoning, permits and rental rules.
Known for: Caloosahatchee River; US 41 corridor
Development and roads: Interstate 75 and US 41 run through the area.
Compared with Lee County as a whole, homes are cheaper than the county median ($161,800 vs $362,200); the population is older (45.8% age 65 or older vs 28.9%); the Census median rent is $1,255, below the county's $1,712 and less of the housing is in apartment and condo buildings (7.2% vs 21.2%).
Closest matches on price and rent: University (Hillsborough County) ($164,900, $1,295), Taft ($163,000, $1,512), Eatonville ($204,200, $1,289).
Growth and housing
The Census does not publish yearly estimates for unincorporated places, so growth here is read from housing age and the county trend. Lee County grew 15.1% from 2020 to 2025.
Half the homes are older than 1986. The housing mix is 36.9% detached houses and 7.2% larger buildings. Average household size is 2.06.
5.5% 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 |
Insurers will want a four point inspection on most older homes here (33.8% predate 1980). Inspections
Manufactured homes are 49.1% of housing. Manufactured home loans
Flood, storms and jobs
Flood insurance here follows Lee County, which holds CRS class 5 (25% discount). 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 North Fort Myers
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $541,287 |
| Conforming, one unit | $832,750 |
| Median home value here | $161,800 |
Price to income: 2.9x, compared with 4.8x for the county.
- Conventional: the most common loan in Lee County.
- FHA: the North Fort Myers median of $161,800 fits under the $541,287 limit.
- VA: veterans are 12.5% of adults.
Investing in North Fort Myers
Long term rentals
| North Fort Myers | vs Lee County | |
|---|---|---|
| Renter occupied homes | 14.3% | -11.4 pts |
| Rental vacancy | 10.5% | +0.2 pts |
| Rent as share of renter income | 32.6% | -2.5 pts |
Short term rentals
Vacation home share is below the county (16.2% vs 18%), so nightly demand here is thinner.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 5% |
| State sales tax | 6% plus any county surtax |
Confirm zoning, registration and HOA rules for the exact address. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 36.9% |
| Buildings with 5+ units | 7.2% |
| Manufactured homes | 49.1% |
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.