listed Jun 4, 2026Townhouse▼ Price cut: $4,100 (10/6)
$215,900
3-Bedroom Townhome in COTTONWOOD BEND
3231 Cottonwood Bend 306, Fort Myers, FL 33905
Townhouse in COTTONWOOD BEND, Fort Myers
COTTONWOOD BEND · Fort Myers, FL 33905 · Lee County
Listing data checked against the MLS November 14, 2026 at 10:40 AM ET · rechecked hourly
Listed by Berkshire Hathaway Florida (MLS) · Page maintained by Momentum Realty (EAB RE Investments LLC) · Brittany Brooks, broker of record
3Bedrooms
3Bathrooms
1,821Sq Ft
2006Year Built
$119Per Sq Ft
How to read this page: MLS listing facts carry their source; everything else is labelled as a public record, a calculation, an estimate, or something to verify. Where local data is too thin to support a number, the page says so instead of guessing.
3% above
$/sq ft vs community
$119 here vs $115 median sold (12 mo)
Buyer leverage
Strong buyer advantage
163 days on market
12.0 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
Zone AE
Flood risk
Confirm requirements with FEMA; ~7 ft elevation
$500–$2k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
3231 Cottonwood BEND 306 in Cottonwood Bend, Fort Myers is listed at $215,900 (1,821 sq ft, about $119 per sq ft). That sits within a few percent of Cottonwood Bend's median closed sale of $210,000 over the last 12 months (3 recorded sales). It has been listed Jun 4, 2026, longer than the community's typical 78 days to contract. Listing facts: built in 2006, HOA dues of $611/mo. The parcel maps to FEMA flood zone AE, a special flood hazard area where lenders generally require flood insurance. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
Built 2006 · 20 yrs
1,821 sq ft of living area
listed Jun 4, 2026
HOA $611/mo (per listing)
Listing description
About this home
Welcome to your dream home in the vibrant community of Verandah! This stunning townhome home boasts 3 bedrooms, 2.5 bathrooms, and a 1-car garage, offering the perfect blend of comfort and luxury. The spacious owner's suite features 2 walk-in closets, providing ample storage space for all your belongings.
With the beautiful water view, you can enjoy the peaceful serenity and breathtaking views every day. The Verandah is not just a home, it's a lifestyle - perfect for relaxing and entertaining guests. The private lanai and extra storage ensure that you have everything you need right at your fingertips.
This move-in ready home features, carpet, and tile flooring, creating a cozy and inviting atmosphere. With all bedrooms and laundry conveniently located on the 2nd level, your daily routine will be a breeze. Step outside and enjoy the community pool, dog park, and a plethora of amenities including walking and bike trails, kayaking, tennis, pickleball, and bocce.
Plus, with 2 18-hole Championship Golf courses nearby, you'll never run out of things to do. Don't miss out on this incredible opportunity to live in a truly exceptional home in a thriving community. Welcome home!
All 34 photos
Description provided by Berkshire Hathaway Florida and reproduced from the MLS; not independently verified.
Listing courtesy of Berkshire Hathaway Florida · Listing agent: Dawn Klimkewicz · 239-482-5700Provided via the Florida Gulf Coast Multiple Listing Service, Inc. Internet Data Exchange · Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information deemed reliable but not guaranteed by the MLS to be accurate. · Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. · deemed reliable but not guaranteedIDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed by the MLS to be accurate.
How it stacks up
Comparable recent sales
Comparable closed sales for this home are unavailable right now, so this page shows no comparable-sales median or automated estimate for COTTONWOOD BEND. A licensed Momentum Realty agent can prepare a property-specific comparative market analysis on request.
Property facts & sources
Every fact, sourced
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
List price$215,900
Bed / bath3 / 3
Living area1,821 sq ft
Year built2006
Property typeTownhouse
MLS #2026020727
Listing statuslisted Jun 4, 2026
Public records & third-party data
FEMA flood zoneZone AE
Ground elevation~7 ft
CountyLee
Area listings3 active · 0 under contract
Estimated first-year tax~$2,650/yr
CDD assessmentNone on record
HOA$611/mo
Calculated estimates
Price per sq ft$119
Estimated monthly payment$2,081
Insurance (illustrative)$500–$2k/yr
Comparable-sales median$210,000
Buyer should verify Buyer verify
Exact HOA dues, fees, and restrictionsRoof age and conditionHVAC age and conditionA property-specific insurance quoteSurvey and lot boundariesPermit historyFlood-insurance requirementsSchool zoning (confirm with the district)Property taxes after sale (homestead reset)CDD / community assessmentsSquare footage and room dimensions
Financing
Estimated monthly payment
$2,081/mo
Principal & interest $1,162/mo56%
Taxes $221/mo11%
Insurance $87/mo4%
HOA $611/mo29%
$2,081/mo at 20% down, 30-yr @ 7.11% · edit any field to update.
Estimate: asking price less the $50,000 homestead exemption × Lee County rate (15.97 mills, adopted 2025 millage). Not a bill.
Current owner’s estimated bill $3,550/yr ($296/mo) — taxable value $221,982 × 15.97 mills
$900 less each year
(−25%)
The current taxable value ($221,982) is above the asking price. After a sale the assessment is typically set from market value, which here would be lower than the current taxable value, so the estimate is lower. Confirm with the county property appraiser — the appraiser, not the sale price, sets the assessment.
$221,982
Market value
$221,982
Assessed
$221,982
Taxable
Certified 2025 tax roll values for this parcel (Florida DOR). The roll gives values, not the bill; the current owner’s bill above is estimated from the taxable value.
Sources: Florida DOR certified tax roll (2025), Florida Gulf Coast MLS; millage: Lee County Property Appraiser 2025 Taxing District Millage Book; Lee County Schools 2025-26 adopted budget. County public record, not MLS data — matched to this home by parcel ID. Estimates are not a tax bill; the county property appraiser and tax collector set the actual amount.
What it really costs to own 3231 Cottonwood Bend 306
The parts of the monthly number a mortgage calculator leaves out, from this listing's MLS record, the county tax roll, Citizens and FEMA. Property facts only.
Property tax
The current owner's bill is about $3,550/yr (certified county roll, taxable value × millage). Buy at the asking price of $215,900 and the first-year bill resets to about $2,650/yr (the parcel is matched to the certified roll; asking price less the $50,000 homestead exemption × 15.97 mills); Save Our Homes caps later increases at 3%/yr.
HOA dues
$611/month per the listing record. Dues cover what the association documents say they cover; ask for the budget and reserve study before you close.
Home and flood insurance
The average Citizens Property Insurance premium in Lee County is $2,197/yr (6,508 policies, Citizens detail by county, April 2026); private-market quotes differ by roof age, wind mitigation and distance to the coast. The page's modeled range for this home is $500–$1,500/yr; neither is a quote. Flood: this address maps to FEMA zone AE, a high-risk zone where flood insurance is required with a federally backed mortgage. Statewide, a zone A/AE/VE flood policy runs about $1,200–$2,500/yr (FEMA Risk Rating 2.0 averages, not a quote).
Roof and age
Built in 2006. An original roof would be about 20 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report and ask for the roof permit date.
Estimated carrying cost at the asking price, before the mortgage: about $1,015/month (tax $221, HOA $611, insurance $183). An estimate from the sources above, not a quote; the monthly-cost calculator on this page adds the loan.
Estimated ownership costs
Estimated costs & disclosures
Estimated ownership costs for general information. Confirm each with the county, your lender, and an insurer. See data & estimate notes.
CDD assessment
Not reported
The MLS listing does not report a CDD amount. Many Florida communities have one; it shows on the county tax bill — confirm with the tax collector or the listing agent.
Insurance (illustrative range)
$500–$2k/yr
An illustrative modeled range, not based on carrier underwriting and not a quote. Florida premiums vary significantly by roof age, wind-mitigation features, claims history, and carrier — a real quote can land well outside this range. Flood zone AE — confirm flood coverage. Get a quote from a licensed insurer before relying on any figure.
HOA
$611/mo
Per the MLS listing. Confirm exact dues and what they include with the association.
Environmental data
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
FEMA flood zone
Zone AE
From the FEMA flood map. Lender-required flood insurance may apply; confirm for the parcel.
Ground elevation
~7 ft
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
Lee County is on the Florida coast; wind coverage is a major part of the premium. Premiums and coverage vary by home (roof age, wind mitigation, claims history); obtain a quote from a licensed insurer.
County hazard risk ratings (FEMA National Risk Index, county level)
Hazard risk
Natural hazard risk
FEMA National Risk Index for Lee County, FL: overall Relatively High. Ratings compare this county with every county in the United States for expected annual loss from each hazard.
HurricaneVery High
Coastal floodingVery High
Inland floodingRelatively High
Heat waveRelatively Moderate
WildfireRelatively Moderate
TornadoRelatively Moderate
LightningVery High
Strong windRelatively Moderate
DroughtRelatively Low
HailVery Low
Cold waveRelatively Moderate
Source: FEMA National Risk Index (county level, hazard risk ratings only). Ratings describe the county, not this parcel; the flood zone shown above is parcel-specific. Verify insurance requirements with your lender and agent.
Internet & broadband — how to check availability for this address
Connectivity
Internet & broadband
Fiber
Check availability
Address-level fiber service is not confirmed for this home. Check the FCC National Broadband Map (broadbandmap.fcc.gov) or the provider for this address.
Cable
Check availability
Cable broadband is common in Florida and Georgia towns but not confirmed for this address; verify with the provider.
Fixed wireless / satellite
Check availability
5G home internet and satellite service depend on the exact location; check coverage for this address.
Property timeline
This home’s history
2006BuiltPer public record
About Jun 2026Listed (per MLS)Approximate list date from the MLS cumulative days-on-market count (listed about Jun 4, 2026)
Aug 4, 2026First seen on our siteObserved at $224,500
Sep 15, 2026Price cut$220,000 (-$4,500, -2.0%)
Oct 6, 2026Price cut$215,900 (-$4,100, -1.9%)
NowActiveCurrently for sale
Build year is from public record. The MLS list date is approximate (today minus the cumulative days on market the MLS reports, which can span relistings). Other milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Transparency
Price & listing history
Listed for $215,900Berkshire Hathaway Florida · listed Jun 4, 2026
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
Momentum Scores
Momentum Property Score
42/100
Strongest on: Pricing power (56), Affordability (45)
0 limited50100 exceptional
42/100 is below average across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Price vs area41
This home $119/sq ft vs the community 12-month median $115/sq ft.
Affordability45
List price $215,900 vs the community median $210,000. Not a measure of personal affordability.
Flood safety45
FEMA Zone AE, ~7 ft elevation. Verify the parcel with FEMA.
Insurance cost38
From FEMA Zone AE and a 2006 build. Obtain a property-specific quote.
Market liquidity24
Community median 78 days on market, ~12.0 months of supply (12-month record).
Pricing power56
Recent sales closed at about 96.8% of original asking (~3.2% below). More room below asking generally favors buyers.
Coverage: 6 of 8 indicators had valid data for this home; indicators without data are left out, not scored as zero. Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent comparable sales. They do not measure property condition, quality, or investment suitability, and they are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
Momentum Research
The Momentum read
🟢 Buyer-leaning conditions around this listing. 12.0 months of supply in the surrounding market and 163 days on market for this home, against a 78-day area median.Days on market:this home 163Area median: 78 daysWhy it matters: above-median time on market, together with the level of supply, is a clear sign of how much leverage sits with buyers.Momentum Research interpretation of the MLS facts in the snapshot above. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. As of November 11, 2026.
🟡 Asking $119 per square foot, about 3% above the community’s $115 median. Cottonwood Bend’s 12-month median sold price per square foot is $115. Confidence: Low · 3 closed sales in 12 monthsMLS facts: FGCMLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
Recent Cottonwood Bend sales closed near 96.8% of original asking.Why it matters: the community’s own record shows how far opening prices typically move, and how often buyers compete without financing.Momentum Research analysis of FGCMLS records, community-level, 12 months ending November 11, 2026. Aggregates only; deemed reliable but not guaranteed.
What’s unique here: one of only 3 active listings in Cottonwood Bend, no CDD assessment.
Checked against the MLS November 14, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by Berkshire Hathaway Florida · MLS # 2026020727
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Keep looking
Similar homes for sale near COTTONWOOD BEND
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Recent local developments near this home, compiled from news and public sources. Provided for general information; verify details with the original source.
Oct 2026 · Builder
Kolter Urban's 24-story Island at West Bay Club tops out in Estero
The 86-residence tower reached its highest point at an Oct. 30 ceremony, roughly the construction midpoint, with completion expected in mid-2027. Residences start at $2.7 million, and the building has a rooftop pool plus access to the community's golf, tennis and beach club. Estero's mayor said it may be the village's last high-rise because suitable land is scarce.
Why it matters: Adds 86 high-end condominium homes to Estero's inventory in 2027 while signaling limited future high-rise capacity in the village. The project is about 5 miles southeast of Cottonwood Bend, elsewhere in Lee County.
Sale of 11.4-mile rail corridor for Bonita Estero Rail Trail nears closing
Estero, Bonita Springs and Collier County are set to buy the Seminole Gulf Railway corridor for $60 million, with closing expected by Jan. 14, 2027. Soil testing found elevated arsenic and hydrocarbons that consultants say can be managed with engineering controls. The corridor is planned as the multiuse Bonita Estero Rail Trail.
Why it matters: A continuous trail through Estero and Bonita Springs would add a walking and biking route connecting residential areas to shopping and regional trails. The site is about 4 miles southeast of Cottonwood Bend.
Whataburger opened its second Southwest Florida restaurant at 22927 Lyden Drive in Estero, across U.S. 41 from Coconut Point. The restaurant seats 158 and employs about 80 people. It is open daily from 6 a.m. to 11 p.m.
Why it matters: Adds a late-hours dining option and roughly 80 jobs near the Coconut Point retail area. The project is about 4 miles southeast of Cottonwood Bend, elsewhere in Lee County.
Ritz-Carlton Residences, Estero Bay tops off second tower
The second of two 22-story towers at 5000 Coconut Road reached full height on Sept. 18, 2026, completing the 224-residence project by London Bay and Coastal Construction. Tower One is more than 90% purchased and Tower Two about 45%. Move-ins and completion are scheduled for August 2027.
Why it matters: Adds high-end waterfront condominium inventory in the Estero and Bonita Springs area, with completion expected in August 2027. The site is about 7 miles southeast of Cottonwood Bend.
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Schools currently assigned to this address in Lee County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
School zoningThis address is in the Lee County School District. Specific elementary, middle, and high-school assignments vary by street and can change. Confirm current zoning with the district before relying on it.
Items worth confirming for 3231 Cottonwood BEND 306, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 2006 (20 years): ask for the roof and HVAC replacement dates — insurers commonly ask for roof age on homes this old, and it changes the premium.
HOA dues are listed at $611/mo: request the current budget, reserves, and rules before relying on that figure or on any restriction.
FEMA flood zone AE: lenders generally require flood insurance here — get an elevation certificate and a flood quote before the inspection period ends.
Get a homeowners insurance quote for this specific address in Lee County; a wind-mitigation inspection and, on older homes, a four-point inspection can change the premium.
Listed living area is 1,821 sq ft: verify it against the property appraiser's record and measure before relying on it.
Order a survey to confirm lot boundaries and easements.
Review permit history with the county.
Property taxes: the estimate on this page (about $2,650/yr) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $900 less per year than the current owner’s estimated bill (−25%). Exemptions and portability change the actual bill — confirm with the county property appraiser.
Confirm school zoning directly with the district.
Provenance
Data sources & freshness
Listing record
FGCMLS, checked against the MLS hourly (last: November 14, 2026)
Comparable sales
Comparable-sales estimate unavailable for this home right now — no medians or automated estimate shown
Certified county tax roll (parcel-matched) × county millage; an estimate, not a bill
Insurance figure
Modeled estimate; obtain a real quote before offering
Schools
2025-26 district assignments; verify with the district
Momentum Research lines are our own analysis of FGCMLS records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Answered before you ask
Frequently asked questions
How big is 3231 Cottonwood BEND 306 and when was it built?
Per the listing record, 3231 Cottonwood BEND 306 was built in 2006 and has 1,821 sq ft of living area, 3 bedrooms and 3 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 3231 Cottonwood BEND 306 in?
3231 Cottonwood BEND 306 is in Cottonwood Bend in Fort Myers, Lee County. Too few comparable closed sales exist nearby for this page to show local sales statistics; a licensed agent can prepare a comparative market analysis.
Does 3231 Cottonwood BEND 306 have an HOA, and how much are the dues?
The listing reports HOA dues of $611 per month. Dues, what they cover, and the community's rules should be confirmed from the association's current documents before relying on them.
Why might property taxes on 3231 Cottonwood BEND 306 differ from the current owner's?
The estimate on this page (about $2,650 per year) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $900 less per year than the current owner’s estimated bill (−25%). Florida reassesses a home after it sells; for a homesteaded seller the Save Our Homes cap on their assessment does not transfer, and a buyer's own exemptions and portability are applied separately, so the two bills usually differ. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Is 3231 Cottonwood BEND 306 in a flood zone?
The FEMA flood map places this parcel in Zone AE, a special flood hazard area where lenders generally require flood insurance on a mortgaged purchase. Confirm the parcel's status with FEMA and your insurer, and ask for an elevation certificate.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
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Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email jon@movewithmomentum.com and we will review and correct or remove it promptly.
MLS / IDX. The data relating to real estate for sale on this web site comes in part from the Internet Data Exchange (IDX) program of the Florida Gulf Coast Multiple Listing Service, Inc. Internet Data Exchange. Real estate listings held by brokerage firms other than Momentum Realty are marked with the listing broker's name and include the name of the listing agent. Data provided is deemed reliable but is not guaranteed by the MLS to be accurate. The information being provided is for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Source: Florida Gulf Coast Multiple Listing Service, Inc.. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. All rights reserved.
Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply county millage to the list price (less the homestead exemption where the parcel is matched to the certified roll) and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.
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1 / 1 photosListing courtesy of Berkshire Hathaway Florida
Sold price and details are from public records and the MLS, deemed reliable but not guaranteed. Shown for comparison only — not an appraisal or a statement of this home's value.
