FORT MYERS
Close-up: As the county seat, Fort Myers is considered the center of Lee County and the next city of any size north of Naples. However, several other Southwest Florida cities have incorporated in recent years, and Cape Coral has been growing at a much faster rate than Fort Myers. Such luminaries as Thomas Edison, Henry Ford, Harvey Firestone and others have made their winter homes in the City of Palms, so named for its neat lines of royal palms donated by Edison. The city idled in recent decades until various annexations helped boost its tax base and stretch the opportunities for additional growth. In recent years, Fort Myers has created a redevelopment plan for the downtown area—now called the River District—in the hope of bringing more residents, businesses and visitors to the core.
City Hall
2200 Second St.
Fort Myers, FL 33902
(239) 332-6700
www.cityftmyers.com
Population (2006 estimate): 52,229
2011 population projection: 56,312
Median age (2006 estimate): 31.7
Per capital income (2006 estimate): $19,364
Median household income (2006 estimate): $31,793
Median household disposable income (2006 estimate): $28,287
Number of employees (2006 estimate,
daytime workers): 54,054
Median home sale price: $299,500
Ad valorem tax: $19.6245

FORT MYERS BEACH
Close-up: Fort Myers Beach’s seven miles of shoreline along the Gulf of Mexico attract tens of thousands of tourists and winter residents every year. With an abundance of restaurants, bars, shops, hotels, condos and annual festivals and events, it caters to the families and young visitors who flock there. Fort Myers Beach, situated on the narrow Estero Island and incorporated in 1995, stands in contrast to neighboring San Carlos Island, which still has a prominent commercial fishing industry, along with new homes and condos. With the Gulf on one side and Estero Bay on the other, Fort Myers Beach is a favorite weekend destination for local beach-goers and boaters as well as out-of-towners.
Town of Fort Myers Beach
2523 Estero Blvd.
Fort Myers Beach, FL 33931
(239) 765-0202
Population (2006 estimate): 7,502
2011 population projection: 8,420
Median age (2006 estimate): 56.2
Per capital income (2006 estimate): $39,225
Median household income (2006 estimate): $54,619
Median household disposable income (2006 estimate): $45,872
Number of employees (2006 estimate, daytime workers): 3,204
Median home sale price: $499,900
Ad valorem tax: $17.1783

LEHIGH ACRES
Close-up: In recent years, land values in Lehigh Acres—one of the region’s last affordable areas—shot up exponentially. Newcomers, including many from east coast cities, have discovered it, and Lehigh Acres is home to members of the workforce who commute to other parts of Lee and into Collier counties. As in Cape Coral and other preplatted areas, Lehigh Acres faces serious growth-management challenges as the residential lots fill in. Though the community still lacks much commercial development, projects such as the widening of Gunnery Road in western Lehigh Acres help bring more businesses to the area.
UNINCORPORATED COMMUNITY
Lee County Administration Building
2115 Second St.
Fort Myers, FL 33901
(239) 332-2737
www.lee-county.com
Population (2006 estimate): 49,381
2011 population projection: 60,301
Median age (2006 estimate): 35.9
Per capital income (2006 estimate): $19,298
Median household income (2006 estimate): $44,590
Median household disposable income (2006 estimate): $38,697
Number of employees (2006 estimate,
daytime workers): 11,077
Median home sale price: $239,000
Ad valorem tax: $16.4096

NORTH FORT MYERS
Close-up: Just across the bridge from Fort Myers along the northern bank of the Caloosahatchee lies the unincorporated community of North Fort Myers. Urban and rural meet here, with country homes and horse farms, public parks and lingering wilderness, as well as shopping centers and businesses. North Fort Myers retains vestiges of the past, with a collection of aging commercial buildings and mobile-home parks left from the 1950s and 1960s, along with newer retirement communities and upscale homes along the waterfront. The Shell Factory, a tourism institution, is located here. Though the community has long been home to many members of Lee County’s working class, growth and redevelopment are pushing out from Cape Coral and Fort Myers into the area. As developers realize the untapped potential of North Fort Myers’ riverfront, residential high-rises and other upscale waterfront communities like Paradise Preserve and Moody River Estates are under development.
UNINCORPORATED COMMUNITY
Lee County Administration Building
2115 Second St.
Fort Myers, FL 33901
(239) 332-2737
www.lee-county.com
Population (2006 estimate): 45,790
2011 population projection: 50,689
Median age (2006 estimate): 55.9
Per capital income (2006 estimate): $23,752
Median household income (2006 estimate): $37,995
Median household disposable income (2006 estimate): $33,391
Number of employees (2006 estimate, daytime workers): 7,681
Median home sale price: $185,000
Ad valorem tax: $16.7215

PINE ISLAND
Close-up: Largely surrounded by mangroves, Pine Island is one of Lee County’s oldest islands. Its Pineland community was once the site of a Calusa Indian village. On the little entry island of Matlacha, the road is lined with colorfully painted galleries, shops, seafood markets, bars and restaurants. At the south end of Pine Island is the largely residential St. James City. Bokeelia, at the northern tip, is facing further redevelopment into a more affluent community. Commercial fishing is still a way of life here, although a fading one. Agriculture still has a foothold, although the 2004 hurricanes took a toll on the island’s many exotic-fruit groves and nurseries. But as property values continue to rise, islanders are pushing to enforce a plan so that the island doesn’t become overdeveloped and lose its unique flavor.
UNINCORPORATED COMMUNITY
Lee County Administration Building
2115 Second St.
Fort Myers, FL 33901
(239) 332-2737
www.lee-county.com
Population (2006 estimate): 9,478**
2011 population projection: 10,136
Median age (2006 estimate): 54.7
Per capital income (2006 estimate): $26,883
Median household income (2006 estimate): $41,214
Median household disposable income (2006 estimate): $35,913
Number of employees (2006 estimate,
daytime workers): 1,467
Median home sale price: $259,900
Ad valorem tax: $16.3278

SANIBEL AND CAPTIVA
Close-up: Renowned for their beaches and abundance of shells, these sister islands are the region’s main tourist draws. Both took a severe hit in 2004, however, when Hurricane Charley blew ashore. Most facilities that were damaged have reopened—including Captiva’s South Seas Island Resort after a $140 million renovation—or have opened as new businesses.
Although the islands are often lumped together, they have significant differences. Sanibel, noted nationally for its environmentally friendly approach to development, incorporated in the 1970s to thwart high-intensity development. Captiva—accessed by driving the length of Sanibel—opted against joining Sanibel in city-hood and remains unincorporated. Development on Sanibel is tightly reined and about two-thirds of the island remains undeveloped, including the J.N. "Ding" Darling National Wildlife Refuge. Captiva has experienced a great deal of development and redevelopment, with beachfront mansions replacing most of the modest beach cottages.
City of Sanibel
800 Dunlop Road
Sanibel, FL 33957
(239) 472-4135
www.mysanibel.com
Population (2006 estimate): 6,660
2011 population projection: 7,266
Median age (2006 estimate): 57.7
Per capital income (2006 estimate): $72,284
Median household income (2006 estimate): $90,949
Median household disposable income (2006 estimate): $71,480
Number of employees (2006 estimate, daytime workers): 3,938
Median home sale price: $760,000
Ad valorem tax: $16.5601

CAPTIVA, UNINCORPORATED
Lee County Administration Building
2115 Second St.
Fort Myers, FL 33901
(239) 332-2737
www.lee-county.com
Population (2006 estimate): 462
2011 population projection: 537
Median age (2006 estimate): 56.5
Per capital income (2006 estimate): $70,511
Median household income (2006 estimate): $84,081
Median household disposable income (2006 estimate): $67,432
Number of employees (2006 estimate, daytime workers): 258
Median home sale price: N/A
Ad valorem tax: $15.9178
*Gasparilla Properties **Sum for Bokeelia, Matlacha, Pineland, Pine Island Center, Pine Island CDP, St. James City.
Sources: Decision Data Resources (Birmingham, Ala.) for demographic and income data; Michael Polly/Denny Grimes and Co. for median home price; Lee County Property Appraiser for ad valorem taxes

EVERGLADES CITY

Close-up: Situated at the edge
of Chokoloskee Bay and
Everglades National Park, Everglades City retains an Old Florida feel, something that’s become hard to find in Southwest Florida. The town was founded in the late 1800s by George Storter and was a key in Barron Collier’s construction of the Tamiami Trail, which linked South Florida’s east and west coasts. After Hurricane Donna ravaged Everglades City in 1960, Naples became the new county seat. Today, tourism and real estate have replaced agriculture, hunting and fishing as economic staples for this once-secluded outpost.Visitors take airboat rides through the Everglades, browse through the Historic Smallwood Store or mail a letter at the Ochopee Post
Office, claimed to be the smallest post office in the United States. As a jumping-off point to the Ten Thousand Islands, it’s also a popular ecotourism spot. The 29-acre Everglades Airpark makes the town easily accessible for small planes and serves as the departure point for seasonal "flightseeing" tours. The annual Everglades City Seafood Festival draws visitors from miles around.

City Hall

206 Copeland Ave.
Everglades City, FL 34139
(239) 695-3781

Population (2006 estimate): 536

2011 population projection: 587

Median age (2006 estimate): 49.2

Per capita income (2006 estimate): $20,197

Median household income (2006 estimate): $41,481

Median household disposable income (2006 estimate): $36,044

Number of employees (2006 estimate): 105

Median home sale price (2006): $350,000

Ad valorem tax (per $100 valuation): $16.1439

GOLDEN GATE ESTATES

Close-up: About 10 miles inland from Naples, the affordability of property in this sprawling community—platted as residential lots by a 1960s-era developer—has drawn a wave of new homeowners. The demand, however, has pushed property values upward, and the unforeseen growth has increased pressure on infrastructure. Homes are served by well and septic, and residents commute to the western coastal areas for work, shopping and entertainment—creating traffic congestion and potential environmental damage. County officials are racing to address these challenges with road improvements, including a new overpass at the intersection of Golden Gate Parkway and Airport-Pulling Road.

UNINCORPORATED COMMUNITY
3301 Tamiami Trail E.
Naples, FL 34112
(239) 774-8999
www.colliergov.net

Population (2006 estimate): 23,136

2011 population projection: 25,160

Median age (2006 estimate): 27.9

Per capita income (2006 estimate): $16,347

Median household income (2006 estimate): $48,215

Median household disposable income (2006 estimate): $41,114

Number of employees (2006 estimate): 3,568

Median home sale price (2006): $359,900

Ad valorem tax (per $100 valuation): $12.9374

IMMOKALEE

Close-up: People know Immokalee for one of its largest employers, Seminole Casino, and for its continuing status as an agricultural center. Vegetables and citrus are the area’s leading crops, and migrant workers swell the population to more than 30,000 during harvest seasons. Immokalee has a lower-income population than its well-heeled coastal neighbors, and many residents travel to other parts of Collier and Lee counties for employment. But Collier County’s largest inland community is about to experience major change. The first phases of Ave Maria University and its accompanying town a few miles south of Immokalee are scheduled for completion this year and are expected to boost the area’s economic vitality. Also stirring new business activity are incentives at the Florida Tradeport, which consists of the Immokalee Regional Airport and Immokalee Industrial Park, including designations as a Foreign Trade Zone, Enterprise Zone, Foreign Entrepreneurial Investment Zone and a U.S. Port of Entry.

UNINCORPORATED COMMUNITY
3301 Tamiami Trail E.
Naples, FL 34112
(239) 774-8999
www.colliergov.net

Population (2006 estimate): 21,745

2011 population projection: 23,565

Median age (2006 estimate): 23.5

Per capita income (2006 estimate): $9,498

Median household income (2006 estimate): $27,390

Median household disposable income (2006 estimate): $24,869

Number of employees (2006 estimate): 4,006

Median home sale price (2006): $100,000

Ad valorem tax (per $100 valuation): $15.0410

MARCO ISLAND

Close-up: Surrounded by the Gulf of Mexico, Marco Island is the largest occupied island in the Ten Thousand Islands chain. Once inhabited by Calusa Indians, most of Marco Island was purchased in the 1920s by Barron Collier. The island was home primarily to fishermen who worked the abundant waters until the 1960s, when the Deltona Corp. began transforming the island from mangrove swamp into what it is today. Temporarily incorporated in 1927 and reincorporated in 1997, the resort community’s population more than doubles to about 35,000 during the winter months. As a result, its major employers are luxury resorts. Since incorporation, property values have more than tripled. About 2,000 vacant lots remain on the island, and new homes are constructed here at a rate of about 200 to 300 a year. The island’s South Collier Boulevard was recently widened and landscaped, and improvements to North Collier Boulevard are under way.

City Hall

50 Bald Eagle Drive
Marco Island, FL 34145
(239) 389-5000
www.cityofmarcoisland.com

Population (2006 estimate): 16,996

2011 population projection: 19,047

Median age (2006 estimate): 58.4

Per capita income (2006 estimate): $45,827

Median household income (2006 estimate): $68,268

Median household disposable income (2006 estimate): $56,116

Number of employees (2006 estimate): 7,043

Median home sale price (2006): $875,000

Ad valorem tax (per $100 valuation): $11.4486

NAPLES

Close-up: For more than a century, Naples has been a winter resort for the affluent. But in the past quarter-century, it has emerged also as an economic growth center. A renowned destination with an abundance of beaches, golf courses and cultural attractions, Naples has reached a level of wealth some compare with that of West Palm Beach. In recent years, the Naples area has ranked among the top spots in the nation for growth, much of it in the form of luxury housing and vacation-home development, which is reflected in the high real estate prices. Inc. magazine recently ranked the Naples-Marco Island area sixth—up two spots from 2006—on its annual "Best Cities for Doing Business" list. Redevelopment has brought new economic vitality to the downtown area, which is characterized by upscale boutiques and elegant restaurants, and the city has developed a lively arts scene with an assortment of galleries, performing-arts venues and other offerings.

City Hall

735 Eighth St. S.
Naples, FL 34102
(239) 213-1000
www.naplesgov.com

Population (2006 estimate): 23,000

2011 population projection: 24,884

Median age (2006 estimate): 59

Per capita income (2006 estimate): $62,449

Median household income (2006 estimate): $76,125

Median household disposable income (2006 estimate): $61,254

Number of employees (2006 estimate): 30,727

Median home sale price (2006): $1.7 million

Ad valorem tax (per $100 valuation): $11.4119

Sources: Decision Data Resources (Birmingham, Ala.) for demographic and income data; Collier County Property Appraiser for median home sale price and ad valorem taxes

PORT CHARLOTTE

Close-up: Except for Punta Gorda, Charlotte County is unincorporated, but it has distinct communities, including El Jobean tucked along the Myakka River, the exclusive Palm Island and coastal Englewood, a beach town that straddles the Charlotte/Sarasota county line. In Port Charlotte, north of the Peace River, U.S. 41 is the main road. The corridor and its strip-center occupants within several miles of the river were hit hard by Hurricane Charley and are now the focus of public and private redevelopment. Affordable waterfront and easy boating access have accelerated the development of new high-end housing in the historically low-key region.

Unincorporated

Murdock Administration Complex

18500 Murdock Circle
Port Charlotte, FL 33948
(941) 743-1200
www.charlottecountyfl.com

Population (2006 estimate): 51,416

2011 population projection: 55,268

Median age (2006 estimate): 46.7

Per capita income (2006 estimate): $19,470

Median household income (2006 estimate): $37,458

Median household disposable income (2006 estimate): $32,917

Number of employees (2006 estimate): 17,923

Median home sale price: $177,000*

Ad valorem tax (per $100 valuation): $13.5740*

PUNTA GORDA

Close-up: Punta Gorda, Charlotte County’s only incorporated city, is tucked along the banks of Charlotte Harbor, across the Peace River from Port Charlotte. The small city is continuing to recover from Hurricane Charley, with the redevelopment of its downtown and rebuilding of its damaged structures. "Mixed-use" is the buzzword here, with projects featuring hotel and conference space, shops and restaurants, residential units and office space. Land values continue to escalate, particularly along the waterfront, and both new and existing businesses have emerged or are re-establishing themselves in the town. The area continues to get national notice from such lists as Forbes’ Best Small Places for Business and Careers 2007 and Inc. magazine’s 2007 list of "Boomtowns," which considers job growth, education level, quality of life and other factors.

City Hall

326 W. Marion Ave.
Punta Gorda, FL 33950
(941) 575-3302
www.ci.punta-gorda.fl.us

Population (2006 estimate): 17,018

2011 population projection: 19,199

Median age (2006 estimate): 61.8

Per capita income (2006 estimate): $34,081

Median household income (2006 estimate): $53,607

Median household disposable income (2006 estimate): $45,142

Number of employees (2006 estimate): 7,055

Median home sale price: $218,000

Ad valorem tax (per $100 valuation): $13.8291*

*Charlotte County Property Appraiser
**Florida Association of Realtors
Source: Decision Data Resources provided demographic and income data