How have prices changed in Lexington Palms at the Forum over the past year?

Prices in Lexington Palms at the Forum, Fort Myers, Florida are down 5.3% over the past year. The neighborhood is priced about 2% below Fort Myers and 19% below Florida, with a gross yield of 6.6 and a Red Flag score of 67.

How does Lexington Palms at the Forum compare with Fort Myers and Florida?

Lexington Palms at the Forum, Fort Myers, Florida is priced about 2% below Fort Myers and 19% below Florida. It also posts a gross yield of 6.6, a 5.3% price decline over the past year, a Red Flag score of 67, and education in the 54th percentile.

What is the education score for Lexington Palms at the Forum?

Education in Lexington Palms at the Forum, Fort Myers, Florida is in the 54th percentile. The neighborhood also shows a gross yield of 6.6, prices about 2% below Fort Myers and 19% below Florida, and a Red Flag score of 67.

Neighborhood

Lexington Palms at the Forum

Fort Myers, Florida US

Lexington Palms at the Forum, Fort Myers, Florida offers a yield-led profile with a gross yield of 6.6 and prices about 2% below Fort Myers and 19% below Florida. Prices have fallen 5.3% over the past year, which may support entry pricing, while the Red Flag score of 67 points to a moderate risk backdrop. Education is in the 54th percentile.

AI Summary•Updated May 2026

Area

0.03 mi²

ZIP Code

33905

County

Lee County

State

Florida

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20FBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5US Census ACS / TIGER 2024

Verified Price · Median Sale

$339,899

YoY-5.3%

Gross Rental Yield

6.6%

Listed rent · ZORI annualized

Red Flag Index

High

67 / 100

Walkability Score

—

OpenStreetMap POI density · national percentile

Education Score

54 / 100

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

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

AI Score

Good

DistrictScore attractiveness · national model

Lexington Palms at the Forum Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Lexington Palms at the Forum, Fort Myers.

Unlock the Lexington Palms at the Forum 12-month price trend

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$339,899	-5.3%
Price / Sq Ft (Verified)	$188/sqft	-4.8%
Asking Rent (Median)	$1,857/mo	-5.7%
Gross Rental Yield	6.6%	—
Liquidity Score	49 / 100	Moderate
Homes Sold (Period)	227	+22.0%

Is Lexington Palms at the Forum Safe? Natural-Hazard Risk

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

Red Flag Breakdown

67 / 100

High Risk

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

Flood100Very High

Wildfire100Very High

Hurricane100Very High

Tornado40Moderate

Heat40Moderate

Earthquake20Low

Strong Wind20Low

Hail20Low

8/8 hazards scored · FEMA NRI v1.20

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

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Tract-level hazard heatmap & parcel detail with Pro

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See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Above-average gross rental yield at 6.6%

Active transaction volume — 227 homes sold last period

Flood risk is Very High (100/100)

Wildfire risk is Very High (100/100)

Insights are generated from Lexington Palms at the Forum's live DistrictScore metrics.

Lexington Palms at the Forum Environment & Safety

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

Air Quality — PM2.5

2015–2024

5.0 µg/m³ Meets EPA, above WHO guideline+36.3% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Lexington Palms at the Forum centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 17% of U.S. neighborhoods.

Florida Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

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

Reported at the state level — the finest official US crime aggregation; Lexington Palms at the Forum inherits the Florida figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Lexington Palms at the Forum

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

Lexington Palms at the Forum vs Fort Myers vs Florida

How Lexington Palms at the Forum benchmarks against its city and state medians.

Benchmark vs City & State

In Lexington Palms at the Forum, the median sale price sits in line with the median for Fort Myers neighborhoods and about 19% below the statewide median. Gross rental yield is 6.6%, against 6.5% for Fort Myers neighborhoods and 6.2% statewide. Over the past 12 months, prices fell 5.3%. Transaction liquidity sits above the median for Fort Myers neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Lexington Palms at the Forum	$188/sqft	6.6%	49
Fort Myers	$193/sqft	6.5%	30
Florida	$232/sqft	6.2%	36

Unlock the Lexington Palms at the Forum benchmark

Compare Lexington Palms at the Forum against Fort Myers and Florida medians — free with a DistrictScore account.

Buying Property in the US as a Foreigner

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

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

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

Property Tax

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

State Income Tax

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

State Capital Gains

No state capital gains tax.

Transfer Tax

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

Assessment Cap

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

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents8

Primary-Home Exclusion

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

1031 Like-Kind Exchange

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

Depreciation Recapture

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

Mortgage Interest Deduction

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

Opportunity Zones

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

Rental Income (Resident)

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

Homestead Exemption

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

Senior & Veteran Exemptions

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

Foreign buyers (non-residents)6

FIRPTA (Foreign Sellers)

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

Non-Resident Capital Gains

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

Non-Resident Rental Tax

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

Estate Tax (Non-Resident)

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

ITIN Requirement

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

Foreign Ownership Restrictions

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

Talk to a US real-estate tax advisor

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

Latest Fort Myers Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

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

Altus Group • Jun 18, 2026

Lexington Palms at the Forum Real Estate FAQ

Lexington Palms at the Forum, Fort Myers, Florida has a yield-led profile, with a gross yield of 6.6 and prices about 2% below Fort Myers and 19% below Florida. The Red Flag score is 67, and prices have declined 5.3% over the past year, so the data mix is income-oriented but not low-risk.

Neighborhoods near Lexington Palms at the Forum

Compare Lexington Palms at the Forum with nearby neighborhoods in Fort Myers.

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