Fort Myers is the county seat of Lee County — the commercial and population center of Southwest Florida between Naples and Charlotte Harbor. The metro includes Fort Myers proper, Cape Coral (the city with more miles of navigable waterways than any other city in the world — 400+ miles of canals), Estero, Bonita Springs, Sanibel, and Captiva. Lee County's 2026 conforming limit is $832,750. After Hurricane Ian devastated the area in September 2022, the Southwest Florida market has undergone a complex recovery — rebuilding has elevated construction costs, insurance has become the primary financial complexity for buyers, and the displacement and reconstruction cycle has created unique financing challenges that require lenders with Florida coastal experience. Tayton Capital serves Fort Myers and Lee County. NMLS #2106875.
Cape Coral Canal Home Market
Cape Coral is one of the most unusual real estate markets in America — a master-planned city built on dredged canals that provide 400+ miles of navigable water. A Cape Coral canal home with direct Gulf access (via the Caloosahatchee River) commands a premium; intersecting canal homes without Gulf access are far more affordable. Gulf access canal homes run $600,000–$2M+. Non-Gulf access waterfront starts at $350,000. The distinction is critical for financing — Gulf access properties in the DSCR context produce strong vacation rental income from boaters and anglers; non-Gulf access properties are primarily primary home or snowbird second home purchases.
Post-Ian Insurance Landscape
Hurricane Ian fundamentally changed the insurance market in Lee County. Flood insurance premiums have increased substantially under FEMA's Risk Rating 2.0 program. Homeowner's insurance rates in Lee County are among the highest in Florida. Pre-approval in the Fort Myers market now requires an insurance cost estimate to calculate the accurate PITI — we build this into every pre-approval for Lee County properties.
Loan programs we run
- Conventional — Primary tool for Cape Coral and Fort Myers primary buyers.
- VA — 0% down — large veteran population in Lee County.
- FHA — 3.5% down for first-time buyers.
- DSCR — Cape Coral Gulf-access canal and Fort Myers Beach STR.
- Jumbo — Sanibel, Captiva, and premium Gulf-front properties.
Areas we serve
- Fort Myers (downtown, Fort Myers Shores)
- Cape Coral (North/South Cape, Gulf access vs. non-Gulf access)
- Estero (north Lee County)
- Bonita Springs (Lee/Collier border)
- Sanibel / Captiva (barrier islands — complex, rebuilding post-Ian)
- Fort Myers Beach (Estero Island — significant Ian damage, rebuilding)
Frequently Asked Questions
How does Hurricane Ian affect property values and financing in Fort Myers?
Ian's impact varies enormously by location and elevation. Fort Myers Beach and low-lying Cape Coral areas sustained significant damage. Properties at higher elevation or with stronger construction fared far better. For buyers, the key is flood zone designation (FEMA map), the structure's actual elevation above base flood, and a current insurance quote before making an offer — not after. We build the insurance estimate into the pre-approval conversation.
Is Cape Coral a good investment market?
For Gulf-access canal homes with documented rental history, yes — DSCR financing applies and the boating-and-fishing vacation rental market is documented. For non-Gulf access waterfront, the investment case is more modest. The post-Ian insurance landscape raises the investment threshold — properties need to generate higher revenue to support increased carrying costs.
Are Sanibel and Captiva financing normally after Ian?
Sanibel and Captiva have made significant progress in reconstruction since Ian, but the insurance market on those barrier islands remains challenging. Many properties require flood insurance at elevated premiums. We can finance Sanibel and Captiva purchases — we just ensure the PITI calculation includes current insurance costs rather than pre-Ian estimates.
Is VA financing active in the Fort Myers area?
Yes — Lee County has a significant veteran population, particularly in Cape Coral (which was built substantially during and after the Vietnam era as an affordable veteran community). VA financing is one of the most common loan types in the Cape Coral primary home market.