Every fixed cost on this page traces to a document you can open. What we will not do is invent a rent number and call it a projection. Put your own assumptions in, and the math below is honest about the rest.
If your plan is a nightly listing with a cleaning turnover every three days, buy somewhere else. Creciente's recorded declaration sets a thirty-day floor on any lease, and the board approves every tenant. Once you accept that, the picture is actually a good one for the right buyer.
All of the above comes from the Second Consolidated Amended and Restated Declaration recorded in 2006, Section 11. Rules can be amended, so confirm the current version with the association before you rely on any of it.
Brett Crume, Owner and General Manager of iTrip Fort Myers Beach, ran a proforma on this address on August 13, 2026. He put annual rent revenue at $30,165, on 117 guest nights at an average daily rate of $258. A separate estimate from Plus+ Vacation Rental, built on entirely different assumptions, starts at $31,300. Two sources, two methods, about $1,100 apart.
| iTrip · Brett Crume | Plus+ Vacation Rental | |
|---|---|---|
| Gross rent revenue, per year | $30,165 | $31,300 to $40,690 |
| Average daily rate | $258 | about $196 |
| Nights booked | 117 (32%) | about 63% occupancy |
| Average stay | $2,101 per stay about 8 nights | Not stated |
| Booked in advance | 101 days | Not stated |
| Comparable set | 2-bedroom condos, one year back | comparable homes, six years of data |
| Dated | August 13, 2026 | Not dated on the report |
Occupancy and average stay length are arithmetic on Brett's stated figures, not separate claims: 117 nights over a 365-day year, and $2,101 of stay revenue at a $258 nightly rate. His proforma notes that estimated rates can change and that the revenue figure is before any management fee.
So the useful question is not whether $30,165 is achievable. It is what a seasonal tenancy earns under Creciente's actual rules, where January through April carries the year and summer is thin. We are not going to invent that figure. Brett is the person who can produce it, and he already knows this address.
Brett is a long-standing partner of ours and he manages vacation and seasonal rentals on this island for a living. He prepared the proforma above at our request, at no cost and with no obligation on your part. If you want a rate card for thirty-day and seasonal tenancies in a building with these rules, call him directly. Tell him you saw his numbers on the Hawley Team's page for PH-14.
Change anything in the white boxes. The costs marked with a source are taken from the seller's signed rider, the 2025 tax bill and the sellers' utility sheet, and they update with your purchase price where that applies.
Water, sewer, trash, cable, internet, lawn care, exterior pest control, pool service, building insurance including flood, security, management of the common areas and reserve funding are all inside the condo fee, so they do not appear again as separate lines.
| Line | Figure | Source |
|---|---|---|
| Condo fee | $1,275 / mo $15,300 / yr | MLS data sheet. The board lowered the fee this year; confirm the current amount with the association before closing. |
| Special assessments | $0 | Condominium Rider 3(c)(iv): none levied, and none discussed at a board meeting in the twelve months before the effective date. The seller wrote "all assessments have been levied and paid by the seller." |
| Pending litigation | None known | Condominium Rider 3(d), seller's representation. |
| Property taxes, sellers' 2025 | $503.65 | 2025 Lee County tax bill. Assessed value was $36,132, a post-storm figure. |
| Property taxes, after sale | 13.4329 mills + $18.31 | Millage summed from the sellers' own 2025 bill, plus the non-ad-valorem assessment on that bill. The model applies it to your purchase price with no homestead exemption. The Property Appraiser sets assessed value and it may not match what you pay. |
| Electric | $84 to $125 / mo | Sellers' Frequently Asked Questions sheet. Owner pays; everything else utility-wise is in the condo fee. |
| HO-6 insurance | Not reported | Sellers left it blank on the FAQ sheet. Get your own quote. Building coverage including flood is inside the condo fee. |
| Association fees at purchase | $150 + $100 | $150 application fee per the MLS sheet; the association's 2025 membership application also lists a $100 transfer fee. Confirm current amounts with the association. |
| Leasing rules | 30-day min 12 / yr | Declaration Section 11.2 for the term, MLS data sheet for the frequency. Board approval of every lease is Section 11.6. |
| Reserve funding, 2025 | $565,000 | Association's approved 2025 budget: $420,000 to SIRS reserves plus $95,000 non-SIRS replacement reserves. The $420,000 is 110% of the engineer's $380,000 recommendation, and the 25 year plan runs with no special assessment. See the condition summary on the main listing page. |
| Rental proforma, iTrip | $30,165 / yr | Prepared for this address by Brett Crume, Owner and General Manager of iTrip Fort Myers Beach, on August 13, 2026. Comps were 2-bedroom condos over the prior year, at 117 guest nights and a $258 average daily rate, before any management fee. Modeled on nightly stays, which are not permitted here, so it is directional. |
| Rental estimate, Plus+ | $31,300 to $40,690 / yr | Plus+ Vacation Rental income calculator for this address, modeled on six years of nightly short-term rental comparables. Nightly stays are not permitted here, so this is directional only. |
This one catches people. A lease of six months or less is a transient rental, and you are responsible for collecting and remitting tax on it. Cross six months and the obligation disappears.
Florida state sales tax on transient rentals
Lee County discretionary sales surtax, in effect through December 31, 2028
Lee County tourist development tax, collected by the county
That is 11.5% collected from the tenant on top of the rent, not taken out of it, so it does not reduce your income. It does create a filing obligation. Booking platforms sometimes collect and remit the tourist development tax for you, and sometimes they do not.
The planning angle worth noticing: the declaration caps a lease at one year and the board must approve it. A single tenant on a seven-month winter-through-spring lease sits above the six-month line and is exempt from both taxes. Twelve separate monthly tenancies are all taxable. Same unit, different paperwork, different outcome. Talk to your CPA before you decide which way to run it.
Rates confirmed against the Florida Department of Revenue's DR-15TDT (local option transient rental tax rates, revised March 2025) and DR-15DSS (discretionary sales surtax rates). Rates change. Verify before you file, and confirm whether a discretionary surtax cap applies to your situation.
The pattern that works in a building like this is not pure investment and not pure second home. It is a top-floor Gulf-front unit you use in the shoulder months, then hand to a seasonal tenant for the winter, when the rate is at its highest and you probably did not want to be here fighting traffic on Estero Boulevard anyway.
Turnkey matters more than it sounds. You are not shopping for beds and dishes before your first tenant, and the declaration only permits furnished units to be leased, so a unit that already qualifies saves you a season.
Two practical notes for that plan. First, the months slider in the calculator cuts income evenly across the year, which understates the cost of holding back January and overstates it for August. If you want the seasonal split modeled properly, ask us and we will build it around a property manager's actual rate card.
Second, while a tenant is in place you give up the pool, the tennis courts and the fitness room under Section 11.4. It rarely bites a snowbird owner, but it would matter if you planned to stay nearby and still use the amenities.
Not a nightly pro forma. Monthly and seasonal rates for a two-bedroom Gulf-front unit at Creciente under a thirty-day minimum, with the board approval step built into the timeline. Ask us and we will arrange it.
The declaration on this site is the recorded 2006 restatement. Boards amend rules. Before you rely on the twelve-leases-a-year figure or anything else here, get the current rules and any recent amendments from the association in writing.
Condominium financing turns on a review of the whole building: reserves, insurance, owner-occupancy ratio, litigation, delinquency. On an investment purchase the bar is higher than on a primary residence. The reserve studies and budget are posted on the main listing page, and Cary Meyers is set up on the listing to run this building through review. There is also a lender-funded first-year buydown incentive worth asking about.
The seller disclosed knowledge of flooding that damaged the property during ownership, with no insurance claim filed and no FEMA assistance received, and disclosed structural damage to association property. Both signed documents are posted unedited on the main page. A ninth-floor unit is a different exposure from a ground-floor one, but read them yourself.
It is the one recurring cost nobody has given us a real number for. On a landlord policy for a furnished seasonal rental it will differ from an owner-occupied HO-6, so quote the use you actually intend.
If a seasonal rate card, a lender project review or a walk-through of the reserve studies would get you to a decision, say so and we will put it together. We would rather you decide on real numbers than on ours.