Neighborhood
Hill Tide Estates
Florida US
Hill Tide Estates, Florida has an investment profile defined by prices about 421% above Florida, a price trend down 24.8 over the past year, and a Red Flag score of 65. Walkability is 6 and education is in the 54th percentile. The main strength is not price momentum; the main risk is the combination of elevated relative pricing and a moderate Red Flag score.
AI Summary•Updated May 2026
Area
10.27 mi²
ZIP Code
33921
County
Lee County
State
Florida
Redfin — median sale & volumeFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5US Census ACS / TIGER 2024
Verified Price · Median Sale
$2,839,157
YoY-24.8%
Gross Rental Yield
—
Listed rent · ZORI annualized
Red Flag Index
High
65 / 100
Walkability Score
6
OpenStreetMap POI density · national percentile
Education Score
54 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
21
DistrictScore attractiveness · national model
Hill Tide Estates Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent.
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Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $2,839,157 | -24.8% |
| Price / Sq Ft (Verified) | $1,210/sqft | -22.2% |
| Liquidity Score | 13 / 100 | Low |
| Homes Sold (Period) | 16 | +77.8% |
Is Hill Tide Estates Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited Florida crime context.
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Sign in to view — free What Stands Out AI Insight
Flood risk is Very High (100/100)
Hurricane risk is Very High (100/100)
Insights are generated from Hill Tide Estates's live DistrictScore metrics.
Hill Tide Estates Environment & Safety
Satellite PM2.5 air-quality history, FBI UCR crime trend (Florida-level, the finest official aggregation), EPA radon potential and point-source hazard screening.
Air Quality — PM2.5
2015–20245.6 µg/m³ Meets EPA, above WHO guideline+43.1% since 2015
EPA 9WHO 5
20152024
Annual mean fine-particle (PM2.5) concentration at the Hill Tide Estates centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 39% of U.S. neighborhoods.
Florida Crime Trend
FBI UCR20132024
All crimes / 1k
Violent / 1k
| Year | Crimes / 1k | Violent / 1k | YoY |
|---|---|---|---|
| 2024 | 16.9 | 2.7 | -4.5% |
| 2023 | 18.0 | 2.9 | -2.3% |
| 2022 | 19.0 | 2.9 | +4.4% |
| 2021 | 18.6 | 3.4 | -13.5% |
| 2020 | 21.5 | 3.8 | -13.7% |
| 2019 | 25.2 | 3.8 | — |
Reported at the state level — the finest official US crime aggregation; Hill Tide Estates inherits the Florida figures.
Radon Potential
EPAZone 3
Zone 3 — Lowest potential · Hill Tide Estates
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Walkability & Amenities in Hill Tide Estates
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI6
Minimal
Walkability Score
1
Grocery
6
Dining
0
Schools
0
Universities
0
Hospitals
0
Pharmacies
8
Parks
0
Rail Transit
0
Coworking
POI counts are amenities within Hill Tide Estates's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
Hill Tide Estates vs City vs Florida
How Hill Tide Estates benchmarks against its city and state medians.
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Compare Hill Tide Estates against its city and Florida medians — free with a DistrictScore account.
Sign in to view — freeBuying Property in the US as a Foreigner
Federal & Florida tax facts for non-resident buyers, plus the latest local market news.
Buying as a Foreigner
US Tax & OwnershipApplies to everyone7
Capital Gains (Federal)
Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).
Property Tax
Property tax: ~0.76% average effective rate (statewide average; set and collected locally).
State Income Tax
No state income tax — rental income is not taxed at the state level.
State Capital Gains
No state capital gains tax.
Transfer Tax
Real estate transfer tax: documentary stamp $0.70 per $100 ($0.60 in Miami-Dade).
Assessment Cap
Save Our Homes caps homestead assessment growth at 3%/CPI; reassessed to market value on sale.
Mansion Tax / Rent Control
No statewide mansion tax or statewide rent control.
US citizens & tax residents8
Primary-Home Exclusion
Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.
1031 Like-Kind Exchange
A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.
Depreciation Recapture
Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).
Mortgage Interest Deduction
Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).
Opportunity Zones
Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.
Rental Income (Resident)
Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.
Homestead Exemption
Homestead: up to $50,000 off taxable value, plus unlimited protection from most creditors.
Senior & Veteran Exemptions
Extra $50,000 senior exemption plus property-tax discounts for veterans.
Foreign buyers (non-residents)6
FIRPTA (Foreign Sellers)
FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.
Non-Resident Capital Gains
Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.
Non-Resident Rental Tax
Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).
Estate Tax (Non-Resident)
Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.
ITIN Requirement
Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.
Foreign Ownership Restrictions
SB 264 restricts buyers from 7 countries of concern (incl. China) from residential property near sensitive sites. Verify first.
Talk to a US real-estate tax advisor
FIRPTA, ITIN & Florida property-tax guidance for foreign buyers
Hill Tide Estates Real Estate FAQ
Hill Tide Estates, Florida is about 421% above Florida on price and prices were down 24.8 over the past year. The Red Flag score is 65, walkability is 6, and education is in the 54th percentile. The profile is shaped more by elevated relative pricing than by income data.
Neighborhoods near Hill Tide Estates
Compare Hill Tide Estates with nearby neighborhoods in Lee County.
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