What is the rental yield in Downtown Fort Myers River District?

The gross yield in Downtown Fort Myers River District is 6.0. That sits alongside prices about 4% below Fort Myers and 21% below Florida, with a Red Flag score of 58. Over the past year, prices declined 5.5%, while walkability is 77 and education is in the 54th percentile.

How does Downtown Fort Myers River District compare with Fort Myers and Florida?

Downtown Fort Myers River District is priced about 4% below Fort Myers and 21% below Florida. It also has a gross yield of 6.0, walkability of 77, and education in the 54th percentile. The main risk signal is a Red Flag score of 58, with prices down 5.5% over the past year.

Neighborhood

Downtown Fort Myers River District

Fort Myers, Florida US

Downtown Fort Myers River District in Fort Myers, Florida has a mixed investment profile, with a gross yield of 6.0 and prices about 4% below Fort Myers and 21% below Florida. Prices have fallen 5.5% over the past year, while the neighborhood carries a Red Flag score of 58. Walkability is 77 and education is in the 54th percentile, supporting access and school-district comparability.

AI Summary•Updated June 2026

Area

0.84 mi²

ZIP Code

33901

County

Lee County

State

Florida

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$312,907

YoY-5.5%

Gross Rental Yield

5.9%

Listed rent · ZORI annualized

Red Flag Index

Moderate

58 / 100

Walkability Score

Very Walkable

OpenStreetMap POI density · national percentile

Education Score

54 / 100

Fair · better than 54% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Downtown Fort Myers River District Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Downtown Fort Myers River District, Fort Myers.

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Market Economics Snapshot

Jun 2026

Metric	Value	YoY
Median Sale Price	$312,907	-5.5%
Price / Sq Ft (Verified)	$185/sqft	-11.0%
Asking Rent (Median)	$1,543/mo	-4.2%
Gross Rental Yield	5.9%	—
Liquidity Score	28 / 100	Low
Homes Sold (Period)	74	+19.4%

Is Downtown Fort Myers River District Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Florida crime context.

Red Flag Breakdown

58 / 100

Moderate Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Flood100Very High

Hurricane100Very High

Wildfire40Moderate

Tornado40Moderate

Heat40Moderate

Strong Wind40Moderate

Earthquake20Low

Hail20Low

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Florida averaged 16.9 crimes and 2.7 violent per 1,000 residents (-4.5% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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What Stands Out AI Insight

Above-average gross rental yield at 5.9%

Highly walkable neighborhood — score 77/100

Active transaction volume — 74 homes sold last period

Flood risk is Very High (100/100)

Hurricane risk is Very High (100/100)

Insights are generated from Downtown Fort Myers River District's live DistrictScore metrics.

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Downtown Fort Myers River District Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Florida-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

5.1 µg/m³ Meets EPA, above WHO guideline+35.6% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Downtown Fort Myers River District centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 18% of U.S. neighborhoods.

Florida Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	16.9	2.7	-4.5%
2023	18.0	2.9	-2.3%
2022	19.0	2.9	+4.4%
2021	18.6	3.4	-13.5%
2020	21.5	3.8	-13.7%
2019	25.2	3.8	—

Reported at the state level — the finest official US crime aggregation; Downtown Fort Myers River District inherits the Florida figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Downtown Fort Myers River District

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor8 nearbyVery High

Point-source screening near Downtown Fort Myers River District: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

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Walkability & Amenities in Downtown Fort Myers River District

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

77

Very Walkable

Walkability Score

2

Grocery

25

Dining

2

Schools

0

Universities

0

Hospitals

0

Pharmacies

23

Parks

4

Rail Transit

0

Coworking

POI counts are amenities within Downtown Fort Myers River District's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Downtown Fort Myers River District vs Fort Myers vs Florida

How Downtown Fort Myers River District benchmarks against its city and state medians.

Benchmark vs City & State

Across Downtown Fort Myers River District, the median sale price sits about 4% below the median for Fort Myers neighborhoods and about 21% below the statewide median. Gross rental yield is 5.9%, against 6.4% for Fort Myers neighborhoods and 6.2% statewide. Over the past 12 months, prices fell 5.5%. Transaction liquidity sits below the median for Fort Myers neighborhoods and below the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Downtown Fort Myers River District	$185/sqft	5.9%	28
Fort Myers	$193/sqft	6.4%	30
Florida	$232/sqft	6.2%	36

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Buying Property in the US as a Foreigner

Federal & Florida tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.76% average effective rate (statewide average; set and collected locally).

State Income Tax

No state income tax — rental income is not taxed at the state level.

State Capital Gains

No state capital gains tax.

Transfer Tax

Real estate transfer tax: documentary stamp $0.70 per $100 ($0.60 in Miami-Dade).

Assessment Cap

Save Our Homes caps homestead assessment growth at 3%/CPI; reassessed to market value on sale.

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents8

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Homestead Exemption

Homestead: up to $50,000 off taxable value, plus unlimited protection from most creditors.

Senior & Veteran Exemptions

Extra $50,000 senior exemption plus property-tax discounts for veterans.

Foreign buyers (non-residents)6

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Foreign Ownership Restrictions

SB 264 restricts buyers from 7 countries of concern (incl. China) from residential property near sensitive sites. Verify first.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Florida property-tax guidance for foreign buyers

Latest Fort Myers Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Downtown Fort Myers River District Real Estate FAQ

Downtown Fort Myers River District in Fort Myers, Florida shows a mixed profile. It offers a gross yield of 6.0, prices about 4% below Fort Myers and 21% below Florida, and walkability of 77. The tradeoff is a Red Flag score of 58 and prices down 5.5% over the past year.

Neighborhoods near Downtown Fort Myers River District

Compare Downtown Fort Myers River District with nearby neighborhoods in Fort Myers.

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