Naples Flood Zones Explained: 7 Mistakes You're Making with FEMA's 2025 Map Updates (And How to Fix Them)

Understanding Naples Flood Zone Basics

Before diving into common mistakes, let's clarify what FEMA flood zones actually mean. Zone X represents minimal to moderate flood hazard areas with less than a 0.2% annual chance of flooding: where flood insurance isn't federally required. Zone AE represents high-risk areas with a 1% annual chance of flooding (the "100-year floodplain") where flood insurance is mandatory for mortgaged properties. Zone VE represents very high-risk coastal areas exposed to wave action and storm surge, typically found in waterfront neighborhoods like Port Royal and Aqualane Shores.

Now, let's tackle the mistakes that trip up even experienced Southwest Florida residents.

Mistake #1: Assuming Zone X Properties Don't Need Flood Insurance

This is probably the most dangerous assumption homeowners make. Many people in Zone X areas believe they're completely protected from flood risk and skip insurance entirely. But "minimal flood hazard" doesn't mean zero risk.

Here's what Zone X actually means: your property has less than a 0.2% annual chance of flooding based on historical data and current conditions. However, development changes can dramatically increase runoff, and FEMA maps can take five to seven years to reflect these changes.

How to Fix This: Even in Zone X, consider purchasing flood insurance. It's significantly cheaper in low-risk zones: often under $400 annually: and provides crucial protection against the unexpected. Remember, standard homeowner's insurance doesn't cover flood damage, regardless of your zone designation.

Mistake #2: Trusting That FEMA Maps Are Always Current and Accurate

One of the biggest misconceptions is that FEMA flood maps accurately reflect current flood risk. In reality, the typical cycle for a flood map update takes five to seven years, and maps often reflect data that's outdated by the time they're published.

As Southwest Florida continues developing, converting agricultural or forested areas into buildings and roads, runoff patterns shift dramatically. What was safe five years ago might not be safe today.

How to Fix This: Check the "Effective Date" on your Flood Insurance Rate Map (FIRM) panel and look for the "Date Analyses Completed" to understand how current your data actually is. Use FEMA's Flood Map Service Center at msc.fema.gov to access the most recent available information for your specific address. Don't rely on outdated information when making major financial decisions.

Mistake #3: Overlooking Your Property's Elevation Relative to Base Flood Elevation (BFE)

Many buyers focus solely on their flood zone designation without understanding that what truly impacts your property value, insurance rates, and safety is your property's elevation relative to FEMA's Base Flood Elevation.

Zone AE areas include specific elevations like AE7, AE9, or AE11, which specify the exact BFE in feet above sea level. In the City of Naples, finish floor elevation should be 10 feet or higher. A home elevated three feet above the BFE will have dramatically lower insurance costs than one at the BFE level.

How to Fix This: Request an Elevation Certificate from a licensed surveyor to determine your exact elevation relative to the BFE. This certificate is essential for accurately assessing flood risk and can significantly reduce insurance premiums if your home is elevated above the BFE. Don't guess: get the precise measurements.

Mistake #4: Not Accounting for Naples Reserve's Specific Map Updates

In February 2024, FEMA issued revised panels for areas including Naples Reserve, initially moving properties from Zone X to Zone AE. However, many homeowners missed that FEMA re-validated previously issued Letters of Map Revision-Based on Fill (LOMR-F) on February 9, 2024, which retained most Naples Reserve homes in Zone X.

This created significant confusion about which properties were actually affected by the changes.

How to Fix This: If you own or are considering property in Naples Reserve, check whether a LOMR-F letter was issued at closing. This letter exempts your property from Special Flood Hazard Area designation if it was elevated on fill material. Contact FEMA directly or visit their website to verify your specific property's official designation following the February 2024 updates.

Mistake #5: Ignoring That Zone Designation Doesn't Determine Property Value

Here's a surprise: some of Naples' most expensive neighborhoods: including Port Royal, Aqualane Shores, and Olde Naples: are situated within flood zones due to their proximity to the Gulf of Mexico and Naples Bay. Yet these areas maintain premium valuations.

What impacts value more significantly is elevation relative to BFE, construction standards, and mitigation measures: not just zone designation.

How to Fix This: Focus your property evaluation on specific elevation characteristics rather than zone designation alone. Properties elevated above BFE can hold strong value even in AE or VE zones. When evaluating properties, consider factors like:

• Elevation above BFE

• Construction materials and standards

• Flood mitigation features

• Historical flooding patterns

• Local drainage infrastructure

Mistake #6: Not Understanding How 2025 Map Updates Affect Your Insurance

FEMA's 2025 updates include revised flood zones and base flood elevations for various Florida areas. Some areas currently considered low-risk might be reclassified as high-risk, affecting building codes, property valuations, and mortgage requirements.

In Collier County specifically, 85 new panels with updated analysis were released, potentially moving some properties into higher-risk flood zones. These changes can dramatically impact insurance costs and property requirements.

How to Fix This: Stay proactive by monitoring FEMA's website for updates affecting your area. Contact your insurance agent now to discuss potential premium changes before maps become official. If you're purchasing property, request that sellers provide current flood determinations based on the latest available FEMA data. Don't wait for surprises after closing.

Mistake #7: Not Verifying Your Specific Property Status

The most critical error is assuming that because your neighborhood is in a certain zone, your property definitely shares that designation. FEMA's general flood maps offer broad information but don't provide specific details for individual properties.

Properties that used fill material during construction may have different designations than neighboring homes. Even within the same development, elevations and classifications can vary significantly.

How to Fix This: Use the City of Naples interactive web tool at naplesgov.com to enter your specific address and view your property's designated flood zone. Cross-reference this with FEMA's Flood Map Service Center and obtain a Flood Determination Certificate for your exact property. Never assume your status based on neighborhood-level information: always verify your individual property's official designation.

Taking Action: Your Next Steps

The landscape of flood risk assessment is evolving beyond simple zone designations. Modern flood risk assessment considers ground characteristics, elevation, and first-floor height: not just zone labels.

Here's your action plan:

1. Get Professional Assessment: Obtain an Elevation Certificate and current flood determination for your property

2. Review Insurance Options: Discuss coverage with a flood insurance specialist, regardless of your current zone

3. Stay Updated: Monitor FEMA announcements and your local government's flood management updates

4. Document Everything: Maintain elevation certificates, LOMR letters, and flood determinations in your property records

Understanding Naples flood zones isn't just about compliance: it's about protecting your family and your investment in one of Southwest Florida's most desirable communities. With FEMA's 2025 updates bringing changes across the region, now's the time to get informed and take action.

For personalized guidance on navigating Naples' real estate market and understanding how flood zones affect your property decisions, contact the experts at AnchorPoint Real Estate. Our local expertise helps you make informed decisions in Southwest Florida's evolving market.

Best Areas to Live in Fort Myers: Top 15 Neighborhoods to Get You Started in 2025

Fort Myers has exploded in popularity over the past few years, and for good reason. With year-round sunshine, no state income tax, and a booming job market, it's attracting everyone from young families to retirees looking for their slice of paradise. But with so many neighborhoods to choose from, where should you actually plant your roots?

We've broken down the top 15 neighborhoods in Fort Myers to help you find your perfect match. Whether you're looking for waterfront living, golf course views, family-friendly communities, or downtown excitement, there's something here for every lifestyle and budget.

Downtown Living & Historic Charm

Fort Myers River District

If you love the idea of walking to dinner and catching live music on weekends, the River District is calling your name. This downtown area sits right along the Caloosahatchee River and offers everything from historic lofts to modern high-rise condos. You'll pay anywhere from $300,000 to well over $1 million for riverfront luxury, but the trade-off is having art galleries, restaurants, and nightlife right at your doorstep.

The best part? You can dock your boat and walk to work. The area has seen massive revitalization in recent years, making it a solid investment opportunity for those looking at both lifestyle and long-term value.

McGregor

One of Fort Myers' most picturesque neighborhoods, McGregor feels like stepping back into Old Florida. Tree-lined streets with towering royal palms lead to charming character homes and waterfront properties along the Caloosahatchee River. Home prices here typically range from $400,000 to $800,000, depending on water access and lot size.

This neighborhood attracts buyers who appreciate history and natural beauty. Many homes date back to the early 1900s, but you'll also find completely renovated properties that blend vintage charm with modern amenities.

Master-Planned Communities for Families

Gateway

Located in East Fort Myers, Gateway is the poster child for master-planned living. This community was designed with families in mind, featuring everything from starter homes around $250,000 to executive properties pushing $500,000. The neighborhood includes multiple parks, The Club at Gateway golf course, and is just minutes from Southwest Florida International Airport.

What makes Gateway special is its infrastructure. Wide roads, sidewalks throughout, and plenty of green space make it feel more like a small town than a subdivision. It's particularly popular with young professionals who appreciate the convenience to I-75 and the airport.

Whiskey Creek

Don't let the name fool you – this family-friendly neighborhood is one of Fort Myers' hidden gems. Located in the heart of the city, Whiskey Creek offers everything from affordable condos starting around $150,000 to waterfront homes exceeding $400,000.

The community features direct access to the Caloosahatchee River, making it perfect for boating enthusiasts. Many homes come with private docks, and the neighborhood has several parks and recreational areas. It's also highly rated for its proximity to quality schools and shopping centers.

Buckingham

If you need space to spread out, Buckingham delivers. This area east of Fort Myers offers larger lots and newer construction, with many homes featuring 3-4 bedrooms and multi-car garages. Prices typically range from $250,000 to $450,000, making it attractive for growing families who want bang for their buck.

The trade-off is a longer commute to downtown Fort Myers, but easy I-75 access makes it manageable. Many residents love the rural feel while still having access to city amenities.

Golf & Resort-Style Living

Colonial Country Club

This gated community epitomizes resort-style living in Fort Myers. Built around a championship golf course, Colonial Country Club offers everything from condos in the $200,000s to custom estates over $1 million. The community features tennis courts, a fitness center, and multiple dining options.

What sets Colonial apart is its sense of community. Regular social events, organized activities, and beautifully maintained common areas create a country club atmosphere year-round. It's particularly popular with retirees and empty nesters who want an active lifestyle without the maintenance headaches.

Pelican Preserve

Designed specifically for active adults 55 and older, Pelican Preserve is like a cruise ship that never leaves port. This community features a 27-hole golf course, spa services, fitness center, and more clubs and activities than you could join in a lifetime.

Home prices range from the high $200,000s for condos to over $600,000 for single-family homes with golf course views. The community's focus on wellness and social engagement makes it one of Southwest Florida's most popular retirement destinations.

Lexington Country Club & Timber Creek

These neighboring golf communities offer similar amenities – championship courses, clubhouses, pools, and organized social activities. Lexington tends to skew slightly more upscale, with homes typically starting in the $300,000s, while Timber Creek offers more variety in the $200,000 to $500,000 range.

Both communities are known for their strong social scenes and well-maintained properties, making them excellent choices for golf enthusiasts and anyone seeking an active community lifestyle.

Affordable & Up-and-Coming Areas

San Carlos Park

Located in South Fort Myers near Florida Gulf Coast University, San Carlos Park has become increasingly popular with young professionals, students, and investors. Home prices remain relatively affordable, with many options under $300,000.

The area's proximity to FGCU creates a built-in rental market, making it attractive for real estate investors. Recent infrastructure improvements and new shopping centers have enhanced the area's appeal, and many predict continued appreciation as Fort Myers expands southward.

Cypress Lake

This neighborhood offers that laid-back Florida vibe at prices that won't break the bank. Located near FGCU, Cypress Lake combines college town energy with suburban family living. You'll find everything from affordable condos to single-family homes with pools.

The area has seen significant growth in dining and entertainment options, and its central location provides easy access to both Fort Myers and Naples. It's particularly popular with first-time homebuyers and young families.

The Forum

One of Fort Myers' newest mixed-use developments, The Forum combines residential, retail, and dining all in one walkable community. Apartments and townhomes range from $250,000 to $400,000, with luxury amenities and modern finishes throughout.

This development represents the future of Florida living – walkable, sustainable, and designed for today's lifestyle. It's particularly attractive to young professionals and empty nesters who want convenience and modern amenities.

Luxury & Waterfront Communities

Gulf Harbour Yacht & Country Club

This waterfront community offers the ultimate in luxury living, with deep-water access to the Gulf of Mexico and a championship golf course. Home prices typically start around $500,000 and can exceed $2 million for waterfront estates with private docks.

The community features a full-service marina, multiple dining options, and some of the most beautiful homes in Southwest Florida. It's the go-to choice for boating enthusiasts who don't want to compromise on luxury.

The Landings

Another premier gated community, The Landings combines luxury living with family-friendly amenities. The community features multiple pools, tennis courts, a fitness center, and beautifully landscaped common areas.

Home prices range from $400,000 to over $1 million, with many properties featuring water views or golf course frontage. The community's strong HOA ensures property values remain stable while maintaining resort-quality amenities.

Island & Beach Living

Fort Myers Beach

While technically a separate city, Fort Myers Beach deserves mention for those seeking true island living. This barrier island community offers everything from beachfront condos to single-family homes just steps from the sand.

Prices vary widely depending on proximity to the beach, with condos starting around $300,000 and beachfront homes exceeding $1 million. The community rebuilt stronger after recent hurricanes, with many properties featuring the latest storm-resistant construction.

Making Your Choice

Each of these neighborhoods offers something unique, and the best choice depends on your lifestyle, budget, and long-term goals. Families with school-age children might gravitate toward Gateway or Whiskey Creek, while retirees often prefer Pelican Preserve or Colonial Country Club. Young professionals frequently choose downtown River District or The Forum, while boating enthusiasts can't resist Gulf Harbour or waterfront properties in McGregor.

The good news? Fort Myers' continued growth means most of these neighborhoods represent solid investment opportunities. Whether you're looking for your forever home or a smart real estate investment, these 15 neighborhoods represent the best of what Fort Myers has to offer in 2025.

Ready to explore these neighborhoods in person? The team at AnchorPoint Real Estate knows every street, every community, and every opportunity in Fort Myers. We can help you find the perfect neighborhood that matches your lifestyle and budget – because the right home in the right neighborhood makes all the difference.

Naples Florida Real Estate in 2025: Is Luxury on the Rise or Cooling Off?

The Naples luxury real estate market has been the crown jewel of Southwest Florida for decades, but 2025 is telling a different story than the frenzied years we've grown accustomed to. If you're wondering whether Naples luxury real estate is still on the rise or finally cooling off, the data paints a clear picture: the market is definitively cooling, but it's not collapsing.

This isn't the dramatic crash some predicted, nor is it the endless upward spiral we saw during the pandemic boom. Instead, Naples is experiencing what market experts call a "normalization": a transition from an overheated seller's market to something more balanced and sustainable.

The Numbers Don't Lie: Clear Evidence of Cooling

Let's start with the hard facts that luxury buyers and investors need to understand.

As of June 2025, the median closed price for Naples homes sits at $610,000, down from $655,000 in June 2024: an 18.2% year-over-year decrease that represents one of the most significant price corrections in recent memory. May 2025 data shows a similar trend, with median sold prices around $627,000, reflecting a 1.9% drop compared to the previous year.

But the price story gets even more interesting when you look at listing prices. January 2025 median list prices hit $761,300, which represents a 6.6% decline from the prior year. This suggests sellers are finally getting realistic about what the market will actually bear.

Beyond pricing, the activity metrics tell an equally compelling story. Sales volumes dropped 9.5% in February 2025 compared to the previous year, while inventory has exploded in the opposite direction. Active listings surged to 7,900 properties: a massive 52% year-over-year increase that's giving buyers choices they haven't had in years.

Perhaps most telling of all: the average time on market has stretched to 56 days, up significantly from the "gone in a weekend" pace we saw during peak market conditions. The months of supply jumped 25% for homes and a staggering 62% for condos compared to 2023 levels.

What "Cooling" Actually Means for Naples Luxury

Here's what many people get wrong about market corrections: cooling doesn't mean crashing. Naples isn't experiencing a 2008-style meltdown: it's experiencing a market maturing back toward historical norms.

The median home price of around $627,000 is still substantial, especially when you consider that Naples remains one of Florida's most desirable luxury markets. What we're seeing is the end of speculative frenzy and a return to fundamentals: location, quality, and lifestyle value.

This cooling is actually healthy for the long-term sustainability of Naples real estate. The area's core advantages: limited land availability, world-class beaches, exceptional dining and cultural scene, and proximity to major metropolitan areas: haven't disappeared. These fundamentals suggest continued property appreciation, just at a more reasonable pace.

Not All Luxury Segments Are Created Equal

The cooling isn't happening uniformly across Naples' luxury market. Understanding these differences is crucial for buyers, sellers, and investors making decisions in 2025.

Ultra-Luxury Waterfront Properties in exclusive enclaves like Port Royal and Aqualane Shores are experiencing the gentlest slowdown. These properties benefit from extreme scarcity: there's simply no way to create more beachfront land on Naples Bay or the Gulf of Mexico. Demand from high-net-worth individuals for these trophy properties remains relatively stable even during broader market adjustments.

Golf Course Communities are showing interesting variation. Established, prestigious communities with championship courses and resort-style amenities are holding their value better than newer or less established developments. Communities like Pelican Bay, The Club at Mediterra, and Lely Resort continue attracting retirees and luxury lifestyle buyers.

Condominium Markets appear most sensitive to the broader cooling trend. The 62% increase in months of supply for condos suggests significant inventory pressure in this segment. However, this creates opportunities for buyers who've been priced out of the condo market for the past few years.

Active Adult and 55+ Communities are actually seeing stronger interest as baby boomers continue relocating to Southwest Florida. Properties in communities like Del Webb Naples and Valencia Sky are benefiting from demographic trends that transcend short-term market cycles.

Development Pipeline Shows Confidence in Long-Term Demand

Despite the market cooling, major luxury development projects are proceeding as planned: a strong indicator that developers still believe in Naples' long-term luxury appeal.

The Four Seasons Resort is on schedule for its Fall 2025 opening, representing a massive vote of confidence in Naples as a luxury destination. The Ritz-Carlton Residences Naples continues progressing with 128 estate-style residences across five boutique buildings, currently priced from $5.2 million with approximately 70% of units already sold.

Aura at Metropolitan Naples offers residences starting at $2 million with an expected Q3 2026 completion, while Beachside Residences are approaching completion with anticipated Winter 2025 delivery. The newly approved Golfside Residences will add 95 luxury condominium homes across five buildings.

Perhaps most telling, Kolter Urban recently acquired a Naples condo project site for $92.5 million, signaling continued institutional confidence in the luxury condo market despite current cooling trends.

What This Means for Different Market Players

For Luxury Buyers: This is genuinely good news. The frantic bidding wars and waived contingencies of 2021-2023 are largely over. Buyers now have time to conduct proper due diligence, negotiate terms, and make thoughtful decisions rather than emotional ones driven by fear of missing out.

Quality properties in prime locations still command strong prices, but buyers are no longer forced into desperation purchases. The expanded inventory means better selection and more leverage in negotiations: particularly for move-in-ready homes that don't require extensive renovations.

For Sellers: Strategic pricing has become absolutely critical. The days of listing high and getting multiple offers above asking are largely over. Sellers need to price competitively from day one and ensure their properties show exceptionally well.

Homes that are unique, well-maintained, and properly priced are still selling within reasonable timeframes. But average properties in average locations with average presentation are sitting on the market longer and potentially selling for less than peak prices.

For Investors: The cooling market is creating selective opportunities, particularly for cash buyers who can move quickly on well-priced properties. However, the easy money from rapid appreciation is largely gone. Successful investing now requires more careful analysis of rental yields, long-term appreciation potential, and market positioning.

Comparison to Fort Myers and Regional Context

Naples' luxury cooling needs to be understood within the broader Southwest Florida context. While Naples median prices have declined, the market is performing similarly to neighboring Fort Myers and Cape Coral, which are also experiencing inventory increases and slower sales activity.

However, Naples maintains its position as the premium market in the region. Even with cooling, Naples luxury properties command significant premiums over comparable homes in Fort Myers or Cape Coral. This price differential reflects Naples' superior amenities, beaches, dining, cultural offerings, and overall luxury lifestyle appeal.

The regional cooling suggests this isn't a Naples-specific issue but rather a broader Southwest Florida market adjustment following years of unprecedented growth.

Looking Forward: What to Expect

The Naples luxury real estate market of 2025 is best characterized as entering a more mature, sustainable phase. While the days of 20%+ annual appreciation are likely over, the market's fundamental strengths remain intact.

For the remainder of 2025 and into 2026, expect continued inventory growth, more balanced negotiations between buyers and sellers, and price stabilization rather than dramatic continued declines. The luxury segment will likely outperform the broader market due to its unique characteristics and limited supply.

The answer to whether Naples luxury real estate is on the rise or cooling off in 2025 is definitively cooling off: but cooling from unsustainable highs to more reasonable, long-term sustainable levels. For informed buyers and sellers, this transition creates opportunities that simply didn't exist during the market's peak frenzy.

Smart market participants will view this cooling as a return to normal rather than a cause for panic, positioning themselves for the next phase of Naples' luxury real estate evolution.

Get Your Free Comparative Market Analysis Online: The Ultimate Guide to Pricing Your Southwest Florida Home

Whether you're thinking about selling your Fort Myers home, considering a refinance in Punta Gorda, or just curious about your property's current value, getting an accurate price estimate is crucial in today's Southwest Florida market. A Comparative Market Analysis (CMA) is your best tool for understanding exactly where your home stands: and the good news is, you can get one absolutely free.

Let's walk through everything you need to know about CMAs, how to get yours online, and why accurate pricing matters more than ever in our dynamic Southwest Florida real estate market.

What Exactly Is a Comparative Market Analysis?

Think of a CMA as your home's report card compared to the neighborhood. It's a detailed assessment that evaluates your property's value by examining similar homes that have recently sold, are currently on the market, or tried to sell but didn't make it across the finish line.

A proper CMA digs into the nitty-gritty details: your home's location, age, square footage, condition, any recent improvements, and how these factors stack up against comparable properties within 1-3 miles of your home. Real estate professionals typically look at homes that sold within the last 3-6 months to ensure the data reflects current market conditions.

Unlike those automated online estimates you might see on Zillow or Redfin, a professional CMA factors in things like your recent kitchen renovation, that amazing view of the Caloosahatchee River, or unique architectural features that make your property special. It's the difference between a generic guess and a tailored analysis.

Why Southwest Florida Homeowners Need Accurate Pricing Now More Than Ever

The Southwest Florida real estate market has been on quite a ride over the past few years. From the pandemic boom to recent shifts in buyer behavior, knowing your home's true value isn't just helpful: it's essential.

In Fort Myers, we've seen everything from waterfront properties experiencing price adjustments to inland neighborhoods holding strong values. Meanwhile, Punta Gorda's market has its own unique dynamics, with different buyer preferences and price points compared to its neighbor to the south.

Getting your pricing right from the start can mean the difference between selling quickly at top dollar or watching your home sit on the market while buyers pass it by for better-priced alternatives.

Your Step-by-Step Guide to Getting a Free CMA Online

Step 1: Contact Local Real Estate Professionals

The most comprehensive way to get a free CMA is by reaching out to experienced local agents. At AnchorPoint Real Estate, we provide detailed CMAs at no cost because we understand that informed homeowners make better decisions. Our agents know the ins and outs of Southwest Florida neighborhoods: from the flood zones in Fort Myers to the waterfront communities in Punta Gorda.

When you contact a real estate professional, you're getting more than just numbers. You're getting local expertise, market insights, and someone who can explain what those numbers actually mean for your situation.

Step 2: Utilize Online CMA Tools

Several digital platforms offer free home valuation tools where you can input your property details and receive an estimate. Here's how to make the most of them:

Start with the Big Players: Zillow, Redfin, and Realtor.com all offer automated valuation models (AVMs). While these won't replace a professional CMA, they're great for getting a ballpark figure.

Do Your Own Research: Search for recently sold homes in your neighborhood. Look for properties with similar square footage, lot size, and features. Pay attention to how long they were on the market and any price reductions.

Use Multiple Sources: Don't rely on just one online estimate. Compare results from different platforms to get a broader picture.

Step 3: Attend Open Houses and Network

This might seem old-school, but attending open houses in your area can provide valuable insights. The hosting agents often have intimate knowledge of recent sales and current market conditions. Many are happy to discuss providing a free CMA, especially if you're genuinely considering selling.

What to Expect from Your CMA Report

A comprehensive CMA should include four key categories of information:

Recently Sold Comparables: These are your "comps": similar homes that have actually sold in the past 3-6 months. This data carries the most weight because it reflects what buyers actually paid, not what sellers hoped to get.

Active Listings: Current homes for sale that compete with yours. This shows you what buyers can choose from right now and helps identify your competition.

Pending Sales: Homes under contract but not yet closed. This gives insight into current buyer activity and where the market might be heading.

Expired/Withdrawn Listings: Properties that didn't sell, often because they were overpriced or had other issues. These examples show you what doesn't work in your market.

Your CMA should also include adjustments for differences between your home and the comparables. For example, if a comparable home sold for $350,000 but it has an updated kitchen while yours needs work, the analysis should account for that difference.

How to Use Your CMA Information Effectively

Once you have your CMA, don't just look at the final number and call it done. Here's how to really leverage this information:

Understand the Range: Your CMA should provide a value range, not just a single number. This gives you flexibility in your decision-making, whether you're setting a listing price or determining refinancing options.

Consider Your Timeline: If you need to sell quickly, you might price closer to the lower end of the range. If you have time and your home has unique features, you might start higher.

Factor in Market Conditions: Is it a buyer's market or seller's market? Your agent should explain how current conditions affect your pricing strategy.

Account for Costs: If you're selling, remember to factor in closing costs, repairs, and real estate commissions when determining your net proceeds.

Benefits for Both Sellers and Buyers

For Sellers: A good CMA helps you price competitively from day one, reducing your time on market and maximizing your final sale price. Overpriced homes often end up selling for less than they would have if priced correctly initially.

For Buyers: Understanding comparative values in your target neighborhoods helps you spot good deals and make competitive offers. In Southwest Florida's competitive market, knowing true market values can give you an edge.

Digital Tools and Resources for Southwest Florida

Beyond traditional CMAs, several digital tools can enhance your market knowledge:

MLS Access: While full MLS access requires a real estate license, many agents provide MLS reports as part of their CMA service.

Tax Records: Charlotte County and Lee County property appraiser websites provide tax assessment information, though these values often lag behind market values.

Neighborhood Apps: Apps like Nextdoor often have discussions about recent sales and market conditions in specific neighborhoods.

Market Reports: Many brokerages, including AnchorPoint Real Estate, publish regular market updates for Southwest Florida areas.

Why Choose AnchorPoint Real Estate for Your Free CMA

At AnchorPoint Real Estate, we don't just run numbers: we provide insight. Our agents understand the unique characteristics of Southwest Florida communities, from Fort Myers' diverse neighborhoods to Punta Gorda's charming downtown area and waterfront properties.

We use professional-grade tools and combine them with local market knowledge to give you the most accurate picture of your home's value. Plus, we're always available to explain what your CMA means and how it fits into your real estate goals.

Whether you're thinking about selling, buying, or just staying informed about your largest investment, our free CMA service provides the foundation for smart real estate decisions.

Ready to find out what your Southwest Florida home is really worth? Contact AnchorPoint Real Estate today for your free, comprehensive CMA. No obligations, no pressure: just the accurate market information you need to make informed decisions about your property.

Remember, in real estate, knowledge truly is power. And in Southwest Florida's dynamic market, having current, accurate information about your home's value isn't just nice to have: it's essential for making the best decisions for your future.

Fort Myers vs Punta Gorda: Which Is Better For Your Family in 2025?

Choosing between Fort Myers and Punta Gorda for your family comes down to one key question: Do you want the energy and opportunities of a growing city, or the charm and tranquility of waterfront small-town living? Fort Myers offers a bustling environment with robust job markets, diverse amenities, and excellent schools, while Punta Gorda provides a quieter, more intimate community experience with unbeatable waterfront access and a tight-knit atmosphere.

Both cities have their loyal fans, and honestly, both are fantastic places to raise a family in Southwest Florida. But they serve very different lifestyles and priorities. Let's break down what each city brings to the table so you can make the right choice for your family's future.

Fort Myers: The Dynamic Family Hub

Fort Myers has transformed into one of Florida's fastest-growing cities, with a population hitting 100,736 in 2025. This growth isn't happening by accident: the city offers a winning combination of economic opportunity, family amenities, and that perfect Southwest Florida lifestyle we all crave.

Job Market and Career Growth

If career advancement is important to your family's long-term goals, Fort Myers has a significant edge. The city boasts a diverse economy spanning healthcare, retail, construction, and tourism. Lee Health, one of the region's largest employers, continues expanding, creating opportunities for medical professionals and support staff. The construction boom means steady work for tradespeople, while the tourism industry provides jobs in hospitality and service sectors.

For dual-income families, this diversity is crucial. It's much easier for both partners to find meaningful employment when you're not limited to a handful of local businesses.

Education and Schools

The Lee County School District serves Fort Myers with several schools that have earned recognition for academic performance. You'll find more program variety here: from advanced placement courses to specialized STEM programs and arts education. The larger district size means more resources, extracurricular activities, and opportunities for students to explore their interests.

For families with college-bound kids, Fort Myers also offers better access to higher education options and preparatory resources.

Recreation and Family Activities

Fort Myers truly shines when it comes to keeping families entertained. The IMAG History & Science Center offers hands-on learning experiences that kids love. The Edison and Ford Winter Estates provide a perfect blend of history and beautiful gardens: great for weekend family outings.

Beach access is fantastic, with Fort Myers Beach just a short drive away, plus easy day trips to Sanibel Island for shelling and nature exploration. Downtown Fort Myers hosts regular festivals, farmers markets, and community events that bring families together.

The Reality Check

Fort Myers does come with higher costs. The overall cost of living runs about 11.2% higher than Punta Gorda, though interestingly, housing costs are actually lower. The median single-family home price hit $404,900 in January 2025: still significant, but more reasonable than Punta Gorda's housing market.

Traffic is generally manageable but increasing as the city grows. You'll also find yourself in a more fast-paced environment, which some families love and others find overwhelming.

Punta Gorda: The Waterfront Family Haven

Punta Gorda represents everything people imagine when they think of charming Florida coastal living. This small city has managed to maintain its historic character while offering modern amenities that families need.

Community and Safety

The thing that strikes most families about Punta Gorda is the immediate sense of community. This isn't just marketing speak: you'll genuinely know your neighbors, your kids' teachers will know them personally, and you'll run into familiar faces at the grocery store.

The low crime rate gives parents real peace of mind. Kids can ride bikes around the neighborhood, walk to friends' houses, and enjoy the kind of childhood freedom that's becoming increasingly rare in many places.

Education with Personal Touch

While Punta Gorda's schools may not have the extensive program offerings of larger districts, they make up for it with smaller class sizes and personalized attention. Teachers here often develop meaningful relationships with students and families that last years.

This intimate educational environment works particularly well for kids who thrive with individual attention or those who might get lost in larger school systems.

Waterfront Lifestyle

If your family loves water activities, Punta Gorda is hard to beat. Boating, fishing, and waterfront recreation aren't just weekend activities here: they're a way of life. Laishley Park and Gilchrist Park offer beautiful spaces for family picnics and outdoor play.

Fishermen's Village serves as the heart of the community, combining shopping, dining, and entertainment in a walkable waterfront setting. It's the kind of place where families naturally gather for evening strolls or weekend brunches.

The Trade-offs

The job market in Punta Gorda is significantly more limited. Most opportunities center around local businesses, tourism, and marine-related services. If both parents need professional careers with advancement opportunities, you might find yourselves commuting to Fort Myers or other areas.

While the overall cost of living is lower, housing costs are actually 11.2% higher than Fort Myers: something that surprises many newcomers. The smaller size also means fewer entertainment options, which some active families might find limiting over time.

Side-by-Side Family Comparison

Which City Fits Your Family?

Fort Myers makes sense if:

• Career growth and job opportunities are priorities

• You want extensive school programs and extracurricular activities

• Your family enjoys cultural attractions, museums, and diverse entertainment

• You're comfortable with a busier, more urban pace of life

• You value having multiple options for everything from healthcare to dining

Punta Gorda is perfect if:

• You prioritize community connections and small-town atmosphere

• Your family loves water activities and outdoor recreation

• You prefer personalized education and smaller school environments

• You want to escape traffic and fast-paced living

• Waterfront lifestyle and historic charm appeal to you

• You can handle a more limited job market or work remotely

The Bottom Line for Families

Both cities offer genuinely family-friendly environments with their own unique advantages. Fort Myers provides more opportunities and amenities but comes with higher costs and a faster pace. Punta Gorda offers community, charm, and waterfront living but requires trade-offs in career opportunities and housing costs.

Consider your family's long-term goals, career needs, and lifestyle preferences. If you're still unsure, spend extended time in both areas: stay for a week, explore the schools, visit during different seasons, and talk to local families.

The good news? You can't really go wrong with either choice. Both Fort Myers and Punta Gorda offer that coveted Southwest Florida lifestyle that draws families from around the country. The question isn't which is better: it's which is better for your unique family situation.

Ready to explore homes in either area? Our team at AnchorPoint Real Estate knows both markets inside and out, and we're here to help you find the perfect community for your family's next chapter.

Fort Myers Flood Zones Explained: 7 Mistakes You're Making When House Hunting (and How to Fix Them)

If you're house hunting in Fort Myers, understanding flood zones isn't just helpful: it's absolutely essential. With Southwest Florida's unique geography and weather patterns, flood risk can make or break your homebuying decision. Yet every week, I see buyers make costly mistakes that could've been easily avoided with the right knowledge.

The truth is, Fort Myers flood zones got a major update in November 2022, and many buyers (and even some agents) are still catching up. These new FEMA flood maps are more precise than ever, but they've also created some confusion about what different zones actually mean for your wallet and your future.

Let me break down everything you need to know, starting with the mistakes that could cost you thousands.

Understanding Fort Myers Flood Zones: The Basics

Before we dive into the mistakes, here's what you need to know about Fort Myers' current flood zone system:

Zone VE (High Risk - Coastal): The most restrictive designation. Your home must be elevated on piles with no ground-level enclosures. Flood insurance is mandatory and expensive.

Coastal A Zone (High Risk - Coastal): This is new as of 2022. Similar building requirements to VE zones, with mandatory flood insurance and strict elevation requirements.

Zone AE (High Risk): Properties must be elevated on fill or foundation walls with proper flood openings. Flood insurance is mandatory.

Zone X (Shaded/Unshaded): Moderate to low risk. Shaded X has moderate risk, unshaded X has the lowest risk. Flood insurance is optional but recommended for shaded zones.

Now, let's talk about where buyers go wrong.

Mistake #1: Not Checking the Official FEMA Flood Map First

Here's what happens: You fall in love with a house, make an offer, then discover it's in a high-risk flood zone during the inspection period. Suddenly, your dream home comes with a $3,000+ annual flood insurance bill you never budgeted for.

How to Fix It: Before you even schedule a showing, check the property's flood zone designation. Use FEMA's Flood Map Service Center online or Lee County's GIS tool "Find My Flood Zone." It takes literally five minutes and could save you from heartbreak (and financial shock) later.

Your agent should be doing this automatically, but double-check yourself. Properties in red on the maps are VE zones, blue indicates AE zones. Know this before you fall in love with the house.

Mistake #2: Thinking Your Homeowners Insurance Covers Floods

This might be the most expensive misunderstanding in Florida real estate. I've seen buyers discover this gap in coverage after closing, sometimes during their first storm season.

How to Fix It: Understand that homeowners insurance covers water damage from things like burst pipes or leaking appliances: not weather-related flooding. You need separate flood insurance through the National Flood Insurance Program (NFIP) or private insurers.

If your property is in a high-risk zone (VE, Coastal A, or AE), flood insurance is mandatory for your mortgage. Budget for this cost upfront: it can range from a few hundred to several thousand dollars annually depending on your zone and elevation.

Mistake #3: Ignoring the Property's Flood History

Past performance predicts future results, especially with flooding. If a house has flooded before, it's likely to flood again. Yet many buyers skip this crucial research entirely.

How to Fix It: Ask the seller directly: "Has this home ever flooded, and if so, how often?" Don't stop there. Research local flood history through news articles, community reports, and county records.

Look for signs of previous water damage during your inspection: things like water stains on walls, warped flooring, or fresh paint in basements that might be covering flood damage. A property's flood history should factor heavily into your decision and negotiation strategy.

Mistake #4: Not Understanding Your Specific Zone's Requirements

Different flood zones have completely different rules for building, renovating, and insuring your property. Not understanding these requirements can lead to expensive surprises when you want to make improvements or need to rebuild after damage.

How to Fix It: Learn what your zone designation means for building codes and future construction. For example:

• VE zones require elevated construction on piles with no ground-level enclosures

• Coastal A zones (new in 2022) have similar requirements to VE zones

• If your property straddles two zones, the more restrictive one applies

Understanding your zone helps you budget for future improvements and renovations. Some zones require special permits and engineering that can add significant costs to even simple projects.

Mistake #5: Overlooking Existing Flood Mitigation Features

Some homes already have protective features like sump pumps, elevated electrical systems, or improved drainage. These features can reduce both your risk and your insurance costs, but only if you know about them and maintain them properly.

How to Fix It: During your home inspection, specifically ask about flood mitigation measures. Look for:

• Sump pumps and backup power systems

• Elevated utilities (electrical panels, HVAC systems, water heaters)

• Proper grading that slopes water away from the foundation

• French drains or other drainage improvements

• Flood vents in foundation walls

Document these features: they can help with insurance discounts and provide peace of mind. Make sure you understand how to maintain them properly.

Mistake #6: Not Getting an Elevation Certificate

An elevation certificate documents your home's height relative to the Base Flood Elevation (BFE), basically, how high your home sits compared to the minimum required elevation. This document is crucial for accurate flood insurance pricing and proves your home meets current regulations.

How to Fix It: Ask if the home already has an elevation certificate and request a copy during the sale process. If one doesn't exist, you'll need to hire a licensed surveyor to create one (expect to pay $500-$1,500).

This certificate becomes especially important if:

• Your home is built above the required elevation (you'll pay lower insurance premiums)

• You plan to renovate (you'll need it for permits)

• You want to sell later (buyers will want to see it)

Mistake #7: Being Blindsided by Insurance Costs

Flood insurance premiums in Fort Myers can vary dramatically based on your zone, elevation, and the age of your home. Many buyers don't research these costs until after they've committed to purchase, leading to budget stress or deal cancellation.

How to Fix It: Get flood insurance quotes early in your house-hunting process. Ask your insurance agent to run quotes for properties you're considering. Key questions to ask:

• What's the annual premium for this specific property?

• Is the current flood policy transferable to new owners?

• Are there any discounts available for elevation or mitigation features?

• How might premiums change over time?

Remember that homes in high-risk zones face not just mandatory insurance requirements, but also potentially slower appreciation and higher overall ownership costs. Factor this into your long-term financial planning.

Your Next Steps

Understanding Fort Myers flood zones doesn't have to be overwhelming. The key is doing your homework before you fall in love with a property. Use official resources like FEMA's Flood Map Service Center and Lee County's GIS mapping system to verify flood zones and access detailed information.

When you work with an experienced local agent who understands Southwest Florida's unique flood risk landscape, you're setting yourself up for success. At AnchorPoint Real Estate, we make sure our clients understand every aspect of their potential investment, including flood zone implications, before they make an offer.

Ready to start your Fort Myers house hunt with confidence? The market is full of great opportunities: you just need to know what questions to ask and what red flags to watch for. With the right preparation and professional guidance, you can find a property that fits both your lifestyle and your risk tolerance.

Don't let flood zone confusion derail your homebuying dreams. Get educated, ask the right questions, and make informed decisions. Your future self will thank you.

🌴Waterfront Living in Cape Coral – Now Reduced to $340,000!

Cape Coral living just got even better with this beautifully updated canal-front home at 1010 NE 3rd Street, Cape Coral, FL 33909. Recently reduced by $9,900, this 3-bedroom, 2-bath residence is now listed at $340,000 and combines modern finishes, energy-efficient upgrades, and the highly sought-after Florida waterfront lifestyle.

Built in 1977 and thoughtfully remodeled, the home offers 1,483 square feet of living space plus an enclosed Florida room vented to the central HVAC, bringing the total under-air space to 1,714 square feet. Step inside and you’ll immediately notice the fresh, move-in-ready atmosphere. Recent improvements include a newer roof (2022), A/C split system, water heater, and exterior paint, giving buyers peace of mind for years to come. The kitchen shines with granite countertops, new cabinetry, and GE appliances, while both bathrooms feature stylish, modern finishes. Throughout the home you’ll find luxury vinyl flooring, LED lighting, updated GFI outlets, and new plumbing fixtures, all complemented by spray-foam attic insulation for added energy efficiency. Hurricane shutters add another layer of security and convenience.

Outdoors, this property is a true Florida retreat. The fenced backyard leads to a seawall with direct canal access, making it perfect for boating, kayaking, paddleboarding, or jet skiing. The freshwater canal system connects to Shamrock, Saratoga, and Kennedy Lakes, where you can enjoy fishing or take in breathtaking sunsets over Laguna Lake. Adding to the home’s practicality is a 15,000-watt gas backup generator with a dedicated outdoor hookup.

The location is equally appealing. Directly across the street, Giuffrida Park offers pickleball and basketball courts, a playground, picnic pavilion with grills, and a scenic walking trail. Shopping, dining, and Cape Coral Hospital are all just minutes away, making this property as convenient as it is inviting. Best of all, the home is not in a flood zone and all assessments have been paid in full, saving the new owner future costs.

If you’ve been searching for a waterfront property that blends modern upgrades, functional features, and a welcoming Cape Coral lifestyle, this home is a must-see. At just $340,000, it represents an excellent opportunity to own a slice of paradise in one of Southwest Florida’s most desirable communities. Don’t delay and give me a call today at 239-785-6986 to get your slice of paradise! -Chad Damitz, Founder/Broker of AnchorPoint Real Estate

Southwest Florida Market Update August 2025

The Southwest Florida real estate market continues to evolve in unique ways across Fort Myers, Naples, Cape Coral, and Lehigh Acres. While these cities share the same coastal sunshine and draw from the same buyer pool, their market conditions tell four very different stories. Understanding how they compare is valuable for both buyers and sellers, as well as for agents helping clients navigate these choices.

Naples: Luxury Price Leader with Buyer Leverage

Naples continues to set the pace at the top of the market, posting a median sales price of $750,000 and an average of $360 per square foot. Yet, with a 7.4-month supply of inventory and a median of 68 days on the market, Naples has become the most negotiable market of the four. Sellers are accepting an average of 94 percent of their list price, which highlights the leverage buyers currently have. For consumers, this means patience and negotiation can yield better terms, while agents should focus on premium marketing strategies, positioning homes as lifestyle investments, and encouraging sellers to consider creative concessions such as rate buydowns or staged reductions.

Fort Myers: Balance and Stability

Fort Myers offers a different story—a balanced market that has become the “value-for-amenities” play in Southwest Florida. With a median price of $428,931 and $233 per square foot, it provides strong value relative to Naples while maintaining proximity to downtown, hospitals, and the river district. Inventory sits at 5.9 months, the lowest among the four cities, and homes take about 60 days to sell. For buyers, this translates into a market that still offers choice but rewards decisive action. For sellers, Fort Myers is steady, but pricing aggressively from the start is critical. Realtors here win by moving quickly: launching professional photos, virtual tours, and targeted ads the moment a listing goes live.

Cape Coral: The High-Volume Giant

Cape Coral is the region’s inventory giant, with 2,607 active listings in August and 434 closings—the highest throughput of any city. The median sales price is $368,000 with $219 per square foot, showing strong affordability and variety. The six months of supply indicates a balanced but competitive environment. Buyers enjoy a wide selection, from canal homes to affordable inland builds, but sellers must work harder to stand out. Realtors can differentiate listings by highlighting boating access, insurance details, and neighborhood advantages like bridge clearance for canals. With so many options on the market, the properties that tell the clearest story—through photos, maps, and targeted messaging—rise above the noise.

Lehigh Acres: The Affordability Engine

Lehigh Acres stands apart as the most affordable market, with a median price of $318,000 and $208 per square foot. Despite having 6.4 months of supply, it is also the fastest-moving market, with homes selling in just 47 days on average. Sellers here achieve 98.2 percent of their asking price—proof that entry-level housing remains in high demand. For consumers, this means speed is essential, as well-priced homes attract offers quickly. For investors, Lehigh remains appealing due to its steady demand and affordability. Realtors in this space should focus on payment-based marketing, ensuring FHA and VA buyers can act quickly with pre-approvals in place.

What It All Means

These four cities together illustrate an upgrade ladder that still exists in Southwest Florida. Buyers may begin in Lehigh Acres, move up into Cape Coral, trade into Fort Myers for balance, and eventually reach Naples for luxury and lifestyle. The markets move at different speeds, with Naples showing the most negotiability and Lehigh the most urgency, while Cape Coral and Fort Myers offer balanced middle-ground options.

For consumers, the message is clear: Naples offers negotiating room, Fort Myers offers balance, Cape Coral offers choice, and Lehigh offers speed and value. For agents, the strategy must be tailored to each city—premium positioning in Naples, velocity in Fort Myers, segmentation in Cape Coral, and urgency-driven marketing in Lehigh. Each market has its own rhythm, and success depends on understanding not just the numbers, but the story behind them.

Naples Luxury Living in Esplanade by the Islands

Welcome to Esplanade by the Islands, one of Naples’ most sought-after resort-style communities. This 2024 Pallazio model home, located at 15745 Cortina St, is the perfect combination of modern elegance, thoughtful design, and Florida lifestyle. Priced at $1,549,000, this residence offers luxury at every turn with 3 bedrooms, 3 bathrooms, and 3,071 sq. ft. of living space.

A Home Built for Entertaining

From the moment you step inside, you’ll notice the attention to detail and spacious open floor plan. The extended gourmet kitchen is every chef’s dream, featuring:

• Natural gas cooktop

• Upgraded quartz countertops

• Under-cabinet lighting and soft-close cabinetry

• Abundant storage and an additional island sink

The living and dining areas flow seamlessly to the outdoor oasis, making it ideal for entertaining family and friends.

Outdoor Oasis with Lake Views

Relax in your private backyard retreat with western lakefront views that capture breathtaking sunsets. Highlights include:

• Heated natural gas pool with sun shelf and automatic pool filler

• Extended deck with electric hurricane shutters

• Outdoor kitchen with natural gas grill

• Stylish paddle fans and low-maintenance finishes

The home also boasts a 2.5 tandem garage with epoxy floors, built-in cabinets, work counter, and attic storage—perfect for organization and function.

Elegant Features & Upgrades

Throughout the home you’ll find luxury finishes and thoughtful details, including:

• Luxury vinyl plank flooring

• Impact-rated doors and windows

• Tray ceilings with crown molding

• Solid-core interior doors

• Tankless natural gas water heater

• Central vac system

• Brand new washer and dryer

Resort-Style Amenities

Life in Esplanade by the Islands is more than just owning a home—it’s about enjoying a full lifestyle experience. Residents enjoy world-class amenities such as:

• Bahama Bar and full-service spa

• Infinity-edge resort pool

• Tennis, pickleball, and bocce ball courts

• State-of-the-art fitness center

• Culinary center and additional restaurant (under construction)

With low HOA fees and a prime location just minutes to Marco Island and downtown Naples, this community delivers convenience, luxury, and a vibrant social life.

Schedule Your Private Tour

This home is move-in ready and built to impress. Don’t miss the opportunity to own a slice of paradise in Esplanade by the Islands.

📍 15745 Cortina St, Naples, FL 34114
💰 $1,549,000
🛏 3 Bedrooms | 🛁 3 Bathrooms | 📐 3,071 Sq. Ft.

Contact us today at 239-785-6986 to schedule your private showing.

Investment Duplex Opportunity in Lehigh Acres!

Welcome to 4438/4440 28th St SW in Lehigh Acres, a rare opportunity to own a spacious and updated duplex in one of the fastest-growing areas of Southwest Florida. Priced at $469,900, this property combines modern upgrades, functional design, and excellent rental potential, making it an attractive choice for both investors and homeowners.

This well-maintained duplex offers a total of six bedrooms, four bathrooms, and 2,238 square feet of living space, with each unit featuring three bedrooms, two bathrooms, and a one-car garage. Built in 2004, the property has been thoughtfully updated to provide long-term value and peace of mind. A brand-new roof was installed in 2023 with a 50-year material warranty and a 10-year labor warranty, and the septic system has recently been serviced with a new pump. Inside, one unit boasts brand-new tile flooring, while both sides have been refreshed with interior and exterior paint, updated appliances, and modern window treatments, giving the home a move-in ready feel.

From an investment perspective, the property is already producing reliable income. One side is currently leased at $1,800 per month, while the other is rented at $1,750 per month. This provides immediate cash flow for investors seeking steady returns. For buyers looking to live in one unit while renting out the other, this duplex offers a smart way to offset housing costs while enjoying the benefits of homeownership.

The location is another major advantage. Positioned near SR-82 and I-75, the property provides convenient access to shopping, dining, schools, and commuting routes, making it appealing for both residents and tenants. With Lehigh Acres continuing to experience rapid growth, properties in this area are in high demand, further strengthening the long-term investment outlook.

This turnkey duplex blends modern updates with strong rental potential, creating a rare opportunity in today’s market. Don’t wait—contact AnchorPoint Real Estate today at 239-785-6986 to schedule a private showing and secure your slice of paradise in Lehigh Acres.

Big Price Cut on Rare Fort Myers Riverfront Land

If you’ve been dreaming of building your own riverfront oasis, this is the perfect opportunity. Two adjacent lots located at 3541 & 3543 E Riverside Drive in Fort Myers are now being offered together at a reduced price of $800,000, a $50,000 price cut as of August 14th. Together, these lots total 0.67 acres and sit directly along the beautiful Caloosahatchee River with direct Gulf access. Surrounded by mature sabal palms and lush tropical landscaping, the property provides a peaceful and natural setting while still being just minutes from the vibrant downtown Fort Myers River District.

This is a true boater’s paradise with ample space to design and build your own private dock. With water, sewer, and electric already connected, the property is ready for your vision to come to life. You’ll enjoy the perfect blend of tranquility and convenience—soak in the riverfront views, explore the nearby Edison and Ford Winter Estates, walk the scenic trails of Centennial Park, and discover the shops, restaurants, and entertainment that make downtown Fort Myers so desirable.

Don’t miss your chance to secure this rare slice of paradise along the river. At this new reduced price, it won’t last long. Click here to view the full listing on Zillow and imagine the possibilities of building your dream waterfront retreat. Call Chad Damitz, founder/broker of AnchorPoint Real Estate at 239-785-6986 with any questions!

Brand New Cardinal Model Home in Crescent Lakes at Babcock Ranch

Welcome to 44504 Frontier Dr, Punta Gorda, FL 33982 in Crescent Lakes at Babcock Ranch, where modern design meets small-town charm. This brand-new Cardinal Model by Meritage Homes offers 3 bedrooms, 3 bathrooms, plus a versatile flex room—perfect for a home office or media space.

Home Highlights

• Spacious Layout: 2,181 sq. ft. of open-concept living

• Gourmet Kitchen: Large granite island, breakfast bar, stainless steel appliances, farm sink, wall oven, electric cooktop with hood vent, and a walk-in pantry

• Private Owner’s Suite: Dual sinks, walk-in shower, and ample closet space

• Energy Efficiency: Blown-in attic insulation to keep utility bills low

• Outdoor Living: Covered lanai with lake views and room for a pool

• Storage & Parking: Oversized 3-car garage with space for shelves and extra storage

Tile floors run throughout the main living areas, with cozy carpet in the bedrooms. The open floor plan flows from kitchen to dining to living space—ideal for gatherings or relaxed evenings at home.

Community & Lifestyle

Crescent Lakes is more than a neighborhood—it’s a lifestyle. Residents enjoy:

• Resort-style community pool

• Pickleball and tennis courts

• Basketball courts & playgrounds

• Dog park, fishing pier, and splash pad

• Organized neighborhood clubs: book club, Wine Down Wednesday, pickleball group, and more

You’ll also have access to Babcock Ranch’s eco-friendly amenities, including electric vehicle charging stations, community parks, and scenic walking and biking trails.

Why You’ll Love It Here

This home blends modern construction, energy efficiency, and a vibrant community in one of Southwest Florida’s most sought-after master-planned developments. Whether you’re looking for your forever home or a stylish seasonal retreat, the Cardinal Model delivers comfort, quality, and convenience.

📍 44504 Frontier Dr, Punta Gorda, FL 33982
💲 List Price: $488,190
📞 Listing Agent: Shelley Schafer | 518-469-7978
🏡 Broker: AnchorPoint Real Estate, LLC

Ready to see it in person? Contact us to schedule your private showing and experience the Crescent Lakes lifestyle for yourself.

🏡 $300,000 Price Drop! Motivated Seller in Lely Island Estates, Naples, FL!

If you’ve been dreaming of a luxury Naples lifestyle, now is the moment to make it happen. This incredible 4-bedroom, 4-bathroom lakefront pool and spa home at 8983 Star Tulip Ct just dropped $300,000 since first hitting the market—and the seller is motivated to sell!

Located on a quiet cul-de-sac in the prestigious Lely Island Estates, this 2,759 sq. ft. home is move-in ready and brimming with upgrades. The panoramic lake views alone will take your breath away, but step inside and you’ll be equally impressed by the soaring 13-foot+ ceilings, tray ceiling accents, crown molding, and an abundance of natural light pouring through large windows.

The chef’s kitchen features Viking stainless steel appliances, granite countertops, custom wood cabinetry, and a walk-in pantry—perfect for entertaining. The open floor plan flows seamlessly into the expansive screened lanai, where an infinity-edge pool and spa overlook serene waters, creating your own private resort.

Additional highlights include:

• Brand-new $105,000 tile roof

• Electric hurricane shutters

• Built-in surround sound

• Freshly painted exterior

• Dual walk-in closets with designer systems in the primary suite

• Spa-like primary bath with jetted tub and walk-through shower

• Oversized 2-car garage

Residents enjoy low HOA fees and optional membership to the Players Club & Spa, a 15-acre tropical retreat offering resort-style pools, tennis, pickleball, fine dining, and a full-service spa. With two public and one private golf course in Lely Resort, every day feels like a vacation.

At $1,650,000, this property is priced to move. The seller will entertain all offers, making now the perfect time to claim your Naples dream home.

📞 Don’t wait—call 239-785-6986 today to schedule your private showing and take advantage of this rare price reduction before it’s gone.

🚀 Join AnchorPoint Real Estate: A Local Brokerage That Helps You Grow

Are you a licensed real estate agent looking for more opportunity, more leads, and more support?

At AnchorPoint Real Estate, we're more than just a brokerage — we're a locally rooted team committed to helping you thrive in your business. Whether you're a newer agent or a seasoned pro looking for fresh momentum, we offer the tools, structure, and community to take your career to the next level.

🧰 What You Get When You Join AnchorPoint

✅ Weekly Trainings & Coaching
Stay sharp with consistent, relevant training to help you generate more listings, close deals, and build your brand — all taught by experienced professionals who are in the field every day.

✅ Your Own Dotloop Account
Organize your contracts, manage documents, and streamline your transactions with your personal Dotloop account — all included when you join.

✅ Google Business Profile
Establish and grow your online presence with your own Google Business account. We'll help you get set up and teach you how to attract clients from your local area.

✅ Access to 5,000+ Seller Leads
We don’t just give you a desk — we give you opportunity. You'll get access to thousands of warm seller leads to follow up with, nurture, and convert.

✅ Paid Open House Opportunities
Host open houses for our listings and get paid for your time. It’s a great way to meet buyers, build relationships, and grow your pipeline — without hunting for the listings yourself.

✅ Supportive, Local Culture
Our mission is to be A.N.C.H.O.R.:
Authentic, Nurturing, Creative, Honest, Optimistic, and Reliable.
That’s not just a motto — it’s how we treat our agents, our clients, and our community.

🎯 Ready to Take the Next Step?

If you're ready to join a brokerage that truly supports your business, offers real leads, and encourages your growth, we’d love to talk.

📞 Call or text me directly at 239-785-6986 to schedule an interview.
Let AnchorPoint Real Estate help you navigate through this real estate market!

Looking for a Community with Its Own Gas Station, Post Office, Lap Pool, and Car Wash?

If you're searching for a home that blends resort-style amenities with everyday convenience, look no further than this move-in-ready waterfront villa in the highly desirable Village Walk of Bonita Springs. Now offered at $499,900, this fully furnished 2-bedroom, 2-bath villa is a rare opportunity to own in one of Southwest Florida’s most unique communities—where you’ll find not just a heated pool or fitness center, but your very own gas station, post office, car wash, bank, restaurant, and salon all inside the neighborhood. If you want to see the home this Sunday, August 3rd, we will be hosting an open house from 1-4pm!

Located at 28258 Islet Trail, this charming duplex-style home features 1,693 square feet of well-designed living space, perfect for full-time residents or seasonal getaways. Inside, you'll enjoy a spacious and open layout with a split-bedroom design, offering privacy for both you and your guests. The primary suite includes a king-size bed, walk-in closet, flat-screen TV, and a luxurious bathroom with dual vanities and a large walk-in shower. The guest suite features a queen bed, private bath with a tub/shower combo, and its own walk-in closet—making it ideal for visiting family or friends.

The home’s heart is a bright and airy living space that includes both a family room and a comfortable living room, all showcasing tranquil lake views and a picturesque footbridge in the distance. The kitchen comes fully stocked with appliances, cookware, and dinnerware, and the adjacent laundry room includes a washer, dryer, utility sink, and extra cabinetry. Plantation shutters throughout the home add privacy and style, making this villa as functional as it is beautiful.

What truly sets Village Walk apart is the lifestyle it offers. Residents have access to a resort-style heated pool, a lap pool, state-of-the-art fitness center, tennis courts, pickleball, basketball, bocce ball, and scenic walking and biking paths. The community’s exclusive Town Center is a hub of convenience and activity, offering everything from free fitness classes and art workshops to everyday essentials like mail, gas, and haircuts—all without leaving the gates. A private community TV channel even keeps residents up to date on the latest neighborhood happenings.

Conveniently located between Naples and Fort Myers, Village Walk puts you just minutes from world-class beaches, shopping, dining, I-75, and RSW Airport. Whether you're looking to downsize, relocate, or find your seasonal escape, this villa offers exceptional value, comfort, and convenience in one of the most sought-after locations in Southwest Florida.

Don’t wait—this kind of opportunity doesn’t come along often. Schedule your private showing today and discover the effortless charm of Village Walk living. Call me at 239-785-6986 or email chad@anchorpointrealestatefl.com. Have a wonderful day!

🚤 Rare Dock + Beach Access Condo on Moorings Bay!

Live the Ultimate Naples Waterfront Lifestyle – Now Listed at $785,000

Welcome to 2900 Gulf Shore Blvd N #111, a beautifully updated and fully furnished 2-bedroom, 2-bathroom ground-floor condo in the desirable Bordeaux Club. Perfectly situated directly on Moorings Bay, this home features a rare, deeded 30-foot private boat dock (#3) with direct Gulf access and no bridges—a true gem for boating enthusiasts. Even better, the beach is just across the street, offering the best of both boating and beachside living in one ideal location.

Inside, you'll find new stainless steel appliances, tile flooring in the main living areas, updated laminate floors in the bedrooms, and a screened lanai that’s perfect for relaxing after a day on the water. This turnkey condo offers the convenience of first-floor living with easy walk-out access—no elevators or stairs needed.

The Bordeaux Club is a charming 64-unit waterfront community offering a bayside heated pool, outdoor kitchen with gas grills, a kayak launch, bike storage, fishing pier, and plenty of seating along the water. Residents also have the option to join the private Moorings Beach Club, which offers gated access to one of Naples’ most beautiful stretches of sand. With cable and internet included, a well-managed HOA, and close proximity to the shops and restaurants at Venetian Village, this property offers a rare mix of comfort, convenience, and coastal lifestyle.

Dock ownership like this is incredibly rare in Naples, especially at this price point. Whether you're looking for a vacation retreat, income-producing property, or full-time residence, this condo delivers on every level. Don’t miss your chance to own a true slice of paradise. Give Chad Damitz a call today at 239-785-6986 or email chad@anchorpointrealestatefl.com

AnchorPoint Real Estate – Local. Connected. Transparent.

Cayo Costa Island Home Price Reduced $50K!

If you’ve ever dreamed of owning a private beachfront escape where the only way in is by boat, this is your moment. Tucked away on the pristine shores of Cayo Costa Island, this solar-powered, fully furnished retreat just saw a $50,000 price reduction—now listed at $1,447,000.

This isn’t your average island home. Built in 2001 and thoughtfully updated, the property blends sustainable living with laid-back luxury. Enjoy 360° panoramic water views of Pine Island Sound, Redfish Pass, and the Gulf of Mexico from nearly every room.🛏 3 Bedrooms | 🛁 3 Bathrooms | 📐 1,376 Sq Ft | 🌴 0.29 Acre Lot

Main Features Include:A sun-filled kitchen with a cupola and custom tileworkRich wood flooring throughoutUpstairs: 3 bedrooms, 2 full baths, and a private outdoor shower off the primary suiteDownstairs: Guest suite with full bath and a second outdoor showerPrivate dock for two 27-ft boats (up to 10-ft beam)Upgraded solar with lithium battery storage, backup generator, and propane utilitiesNo HOA or lease restrictions—ideal for personal enjoyment or as a turnkey AirbnbSeller financing available for qualified buyers.

This is true island living—accessible only by boat or water taxi—perfect for anyone seeking privacy, adventure, or income potential.📍 11240 Pejuan Shores, Captiva, FL 33924 💰 Now $1,447,000 (Reduced from $1,497,000)Don’t miss this rare opportunity to own a piece of untouched Florida paradise. Call 239-785-6986 today to schedule a private tour or learn more about the island lifestyle. AnchorPoint Real Estate – Local. Connected. Transparent.

What Sellers & Agents Need to Know About the Exclusive Right of Sale Listing Agreement

By Chad Damitz, Broker/Founder of AnchorPoint Real Estate

As a real estate broker, one of the most common (and important) documents I walk both agents and sellers through is the Exclusive Right of Sale Listing Agreement. If you’re new to real estate or considering selling your home, understanding this agreement upfront can save confusion — and frustration — down the road.

This isn’t legal advice — I’m simply breaking it down from a practical, broker’s perspective, based on years of working with sellers, agents, and contracts across Southwest Florida.

What Is the Exclusive Right of Sale Listing Agreement?

In short, this agreement gives a real estate broker (like me) the exclusive right to market and sell your property for a set period of time. It’s the most common and most effective type of listing agreement because it provides structure, accountability, and clear expectations for everyone involved.

When you sign this, only your chosen broker can market the property — meaning you won’t have multiple brokers or companies promoting your home at the same time. This prevents confusion for buyers and keeps your sale organized.

Why It Matters for Sellers

✅ You get a dedicated advocate: Your broker is motivated to sell your home — they only get paid when the sale happens.
✅ Clear commission terms: You know exactly what fee you’ll owe if the home sells, whether it’s to a buyer your broker finds or someone you already know.
✅ Marketing exposure: Most agreements include MLS placement, digital marketing, signage, and showings — unless you specifically opt out.
✅ Protection period: Even after the agreement ends, if a buyer who saw the property during the listing period comes back and purchases, your broker still earns their commission.

Key Things Sellers Should Understand

1. Timeframe:
You and your broker agree on a start and end date. Even if your home doesn’t sell within that period, the broker may still be owed commission if a qualifying buyer purchases soon after.

2. Commission:
The fee is negotiable but clearly spelled out. It often looks like a percentage of the sale price, due at closing. Remember — even if you find the buyer yourself, commission may still apply.

3. MLS & Marketing:
Most listings go into the MLS, giving your property broad exposure. You can opt out of MLS, but that often limits buyer reach.

4. Buyer Agent Compensation:
As the seller, you can choose whether to offer buyer agents a commission. In most markets, offering buyer agent compensation increases interest in your property.

5. Cancellation Terms:
Some brokers, myself included, may offer conditional termination options — but it’s important to review the details, especially regarding expenses or potential fees.

What New Agents Should Know

If you’re an agent learning the ropes, here’s the deal:
✔ This contract protects both you and your seller.
✔ It ensures you're compensated for your hard work.
✔ It allows you to control the marketing process and present the property professionally.
✔ It's your job to clearly explain the agreement to your clients — don’t rush through it.

Bottom Line

The Exclusive Right of Sale Listing Agreement is a tool — not a trap. It creates structure, defines expectations, and allows both sellers and brokers to work together with a common goal: getting the property sold.

If you’re a seller considering listing your home, or an agent looking to grow your business the right way, understanding this agreement is a must. And as always — I’m here to walk you through it, answer your questions, and make the process as smooth and transparent as possible.

Have questions?
Whether you're a seller or an agent looking to build your career with AnchorPoint Real Estate, feel free to reach out. Our team believes in honest, local, relationship-driven real estate — and that starts with clear communication.

🌴 Price Cut Alert! Your Slice of Paradise Awaits at The Tides at Pelican Landing 🌴

Now $196,950 — Recently Reduced by $2,000!

Looking for a beautiful Southwest Florida getaway or a smart investment property near the beach? This is your chance to own a fully remodeled, top-floor condo in the heart of Bonita Springs—now at a new lower price!

📍 23560 Walden Center Dr APT 306, Bonita Springs, FL 34134
💲 Just $196,950
🛏 1 Bedroom | 🛁 1 Bathroom | 📐 632 Sq Ft
🏢 The Tides at Pelican Landing

✨ What Makes It Special:

This stylish 1-bedroom, 1-bath condo has been thoughtfully renovated with over $50,000 in upgrades. You’ll enjoy:

• Luxury vinyl plank flooring

• White shaker cabinets

• Granite countertops

• Eat-in kitchen nook

• Center island with bar seating

• Top-floor unit with no upstairs neighbors

• Impact-resistant windows, new A/C (2023), new stove (2023), and new water heater (2024)

Plus, the Milestone Inspection Report is complete and passed—just one more reason this condo is truly move-in ready.

🛠️ Resort-Style Amenities:

• Gated entry

• Resort-style pool and spa

• Clubhouse

• Tennis & pickleball

• Basketball court

• Sand volleyball

• Lush, tropical landscaping

• Low HOA at just $281/month

📍 Prime Location. Endless Possibilities.

Located in The Tides at Pelican Landing, this condo offers unmatched convenience and value:

• Across from Coconut Point Mall

• Just 5 miles from Bonita Beach

• Minutes to RSW Airport

• Short drive to Naples, Estero, and Fort Myers

Whether you're relocating, investing, or looking for a seasonal escape, this prime location gives you access to everything—shopping, dining, beaches, and more—all within arm’s reach.

💬 Let’s Talk!

📉 With a recent $2,000 price drop, this is your chance to own a piece of paradise for under $200K.

🔑 Schedule your private showing or virtual tour today.

Chad Damitz
Founder/Broker REALTOR®
AnchorPoint Real Estate
📞 239-785-6986
✉️ chad@anchorpointrealestatefl.com
🌐 anchorpointrealestatefl.com

June 2025 Market Update: Fort Myers, Cape Coral & Naples

If you’ve been keeping an eye on the real estate market in Southwest Florida, you’ll notice things are shifting, just not in the way many expected. Let’s break down what’s happening in Fort Myers, Cape Coral, and Naples as we compare May 2025 to the same time last year.

In Fort Myers, the median sales price has dipped 6.9%, falling from $499,450 in 2024 to $465,000 today. But despite the price drop, closed sales are actually up 2.5%, rising from 1,260 to 1,291. That means more homes are selling, just at slightly lower prices. Sellers are still getting nearly what they ask for, with the list price received remaining steady. One of the biggest changes is in new listings, which are up 14.8%, jumping from 2,250 to 2,583. While it may seem like the market is becoming more saturated, the months’ supply of inventory tells a different story: we’ve gone from 10 months of inventory in January 2025 to just 6.1 months by the end of May. That’s a strong indicator that demand is catching up.

Over in Cape Coral, we’re seeing an even bigger drop in the median sales price—down 7.2%, from $409,500 to $379,900. Unlike Fort Myers, closed sales are down—about 6.9% year over year. Interestingly, while sales are down, new listings are also slightly down, just 0.5%, with 4,497 last year compared to 4,474 this year. Even with fewer new listings, the months’ supply of inventory has declined significantly, from a peak of 13.4 months in January to 6.2 months today. That’s a substantial shift and could point to a more balanced market emerging.

Meanwhile, Naples has seen a more moderate 5.5% decrease in median sales price, dropping from $855,000 to $808,000. One of the more notable shifts here is in days on market, which are up 45%, from 42 days to 61 days on average. That tells us homes are taking longer to sell. However, new listings are up 2.2%, suggesting sellers are still confident enough to enter the market. Current inventory sits at 8 months, which is higher than both Cape Coral and Fort Myers.

So, what does all this mean? As a local broker, my take is that we’re seeing a gradual return to a more normal market. Prices are adjusting after the pandemic-era surge, but buyer activity is still present—especially in Fort Myers. Inventory levels are coming down across the board from their January highs, which is encouraging for sellers. Buyers, on the other hand, are seeing a bit more choice and negotiating room, especially in Naples and Cape Coral.

Whether you're thinking of buying or selling, now is a good time to understand your local market dynamics. Every city tells a slightly different story—and the right strategy depends on where you are and what your goals are. Please give me a call at 239-785-6986 or email chad@anchorpointrealestatefl.com to set up a buyer or seller consultation. Have a great day!