dynamic.RE
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An appreciation-lean market without the demand pressure to back it. The rent math runs thin.
What would change this read: a price correction (median already −12.8% YoY) or rent growth lifting rent-to-price toward 0.8%/mo would move this ZIP toward a cash-flow story. inventory, +1.1% YoY, is the number to watch.
The median listing price is down 12.8% YoY while the median home got up 0.3% bigger, so value per square foot is down 8.0%.
Min/max come from the active-listing pool; the median comes from Realtor's separate listing set — the two are not subsets of each other, so the median's position relative to the tiles above should not be read literally.
At the median, a $276K purchase rents for $1,596/mo: 0.58% of price per month against the 1% rule's 1.00%.
Not shown: Studio (rent only, no matching sale price).
Sales here take about 45 days longer to go under contract than rentals (median across 4 property types).
Not shown: Apartment (rented here, not sold), Land (sold here, not rented).
U.S. Census ACS characteristics for ZIP 33916 itself, not its parent county.
Renters hold 66.2% of this ZIP's 10,646 occupied households, on a median household income of $53K.
| Measure | ZIP 33916 | Lee County | Difference |
|---|---|---|---|
| Median Household Income | $53K | $76K | -$24K |
| Below Poverty Level | 20.8% | 12.0% | +8.8% |
| Median Age | 35.80 | 49.00 | -13.20 |
| Total Population | 27,943 | 817,666 | -- |
| Avg Household Size | 2.60 | 2.45 | +0.15 |
| Owner-Occupied | 33.8% | 74.3% | -40.6% |
| Worked From Home | 9.3% | 15.4% | -6.1% |
| Mean Commute | 24.80 | 29.40 | -4.60 |
Higher or lower is not itself good or bad — it describes the neighborhood, not the investment.
ZIP-level figures come from ZIP Code Tabulation Areas, which approximate but do not exactly match USPS ZIP codes. A missing value is suppressed or unavailable at this sample size, not zero. Estimates for 2019–2020 use the 2010 ZCTA boundaries and 2021–2024 the 2020 ones, so a step between those two years may be a boundary change rather than real movement.
County population is up 3.2% to 817,666: residents under 18 are up 2.8% and those 65 and over are up 3.1%.
County median household income is $76K, 12.0% of residents are below the poverty level, 15.4% work from home.