Fort Myers · Florida · 33905

Portico Homes for Sale in Fort Myers, FL

Portico homes for sale in east Fort Myers: 107 county-recorded sales at a $354,000 median, every phase and lot width compared, the CDD and tax costs by lot type, the zone X flood census, schools and what is building nearby. Updated October 2026.

Back to Fort Myers

Portico homes for sale sit in a gated community built mostly by Lennar, off State Road 80 in east Fort Myers, in unincorporated Lee County, ZIP 33905. The Portico Community Development District assesses 1,408 home sites (1,246 single-family lots and 162 townhomes), and the Lee County roll lists 1,376 finished homes. Lee County recorded 107 qualified Portico sales at a median of $354,000 in the 12 months through September 25, 2026 (the newest sale in the county file), from $215,000 to $569,900. Portico is one section of our Fort Myers homes for sale and communities guide. Updated October 2026.

Aerial view of the Portico community in Fort Myers, Florida — Aerial imagery: USDA NAIP via USGS The National Map.

This page shows live Portico listings, what Portico homes actually sold for on the Lee County record, how the six plats and four lot types differ in size and price, and the CDD assessment, property tax, flood, school, healthcare and location facts that come with a Portico address. Every figure names its record and date, and every source is listed at the bottom of the page.

By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.

Key takeaways for Portico buyers

Portico is in unincorporated Lee County with a Fort Myers mailing address: every one of its 1,376 home parcels is in taxing district 066, Fort Myers Shores, where the 2026 rate is 13.6123 mills, not the City of Fort Myers rate.
Lee County recorded 107 qualified Portico sales in the 12 months through September 25, 2026, at a $354,000 median, against 136 sales at $368,000 in the 12 months before that.
Of those 107 sales, 37 were builder-direct at a $330,000 median and 70 were resales at a $375,500 median.
Lennar announced Portico sold out around March 2026, its Portico web page no longer appears on its Fort Myers market page, and the last builder closing on the county file was recorded August 31, 2026: Portico is a resale market now.
The CDD assesses 1,408 lots: 1,246 single-family and 162 townhomes. Lee County's 2019 zoning resolution Z-19-006 allows up to 1,600 dwelling units, the approved ceiling rather than the built count.
The fiscal year 2026/27 CDD assessment (operations plus debt) is $726.68 for a townhome, $923.62 for a 50-foot lot, $1,177.90 for a 60-foot lot and $1,432.17 for a 70-foot lot, on the District's posted schedule.
The CDD's debt is the Series 2020-1 and 2020-2 bonds, $11,395,000 outstanding at September 30, 2025, with final maturity May 1, 2050.
A full overlay of all 1,376 home parcels on FEMA's flood map puts every one in zone X (1,340 minimal hazard, 36 shaded 0.2 percent), with none in a special flood hazard area. Every parcel is in Lee County Evacuation Zone C.
No age restriction appears in the association's filings, the CDD's documents or the county's zoning approval, and Portico has no golf course.
For 2026-27, Portico addresses fall in Lee County elementary choice zone D, middle zone DD and high school sub-zone East 2.

Portico homes for sale right now

Portico homes for sale are linked below, filtered to the Portico subdivision and sorted by price, with separate searches for single-family houses and for the townhomes on Oviedo Place. Data updated: October 2026. Days on market, sale-to-list ratios and active-listing counts come from the MLS and are being added in our next data refresh.

Listing data refreshes from the MLS throughout the day, and a listing shown may already be under contract. Every Portico home is in Fort Myers, FL 33905, so searches for Portico Fort Myers, Portico Fort Myers FL and homes for sale in Portico Fort Myers return the same set. Portico has no condominiums: the county codes all 1,376 homes, the fee-simple townhomes included, as single family.

Ready to tour Portico homes?

Tell us which phase, lot width, home size and price range you are weighing and a Domain Realty Group agent will arrange gate access and showings. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.

What do homes in Portico sell for?

Portico homes sold at a median of $354,000 on the Lee County record across 107 qualified sales in the 12 months through September 25, 2026 (the newest sale in the county file), from $215,000 to $569,900. Resales ran at a $375,500 median and builder-direct sales at $330,000. The 12 months before that recorded 136 sales at $368,000. Data updated: October 2026. We tracked every qualified Portico sale on the Lee County file, street by street and plan size by plan size, to build the tables below.

Lee County recorded sales	Sales	Median	Low	High	Median $ per heated sq ft
12 months, all homes	107	$354,000	$215,000	$569,900	$172
12 months, builder-direct	37	$330,000	$284,000	$485,000	not computed
12 months, resale	70	$375,500	$215,000	$569,900	$172
Prior 12 months, all homes	136	$368,000	$215,000	$705,200	$177
24 months, all homes	243	$363,000	$215,000	$705,200	$174

Source: Lee County Property Appraiser sale and parcel files, DOR-qualified improved sales over $1,000, index built October 27, 2026. Builder-direct is estimated as the first qualified sale within one year of the year built. The county median moved down 3.8 percent, from $368,000 to $354,000, and the number of sales fell from 136 to 107. The newest Portico sale in the file is 3335 Menores Way, recorded September 3, 2026, at $425,000.

The Portico price trend since 2017

The county record shows Portico's build years plainly. Lennar's closings drove the count from 21 sales in 2017 to a peak of 307 in 2022, and builder-direct sales made up most of every year through 2025. In 2026 to date, 10 of 68 recorded sales were builder-direct.

Year	Sales	Median	Builder-direct sales	Median $ per heated sq ft
2017	21	$245,000	16	$110
2018	118	$267,923	117	$115
2019	174	$266,102	165	$120
2020	179	$283,797	159	$127
2021	247	$317,297	190	$150
2022	307	$393,995	245	$185
2023	277	$413,104	228	$191
2024	181	$412,000	121	$187
2025	143	$355,000	101	$174
2026 (to date)	68	$358,250	10	$172

Source: Lee County Property Appraiser sale files by calendar year; every recorded Portico sale is coded single family. The 2023 median of $413,104 is the high point of the series, and the 2025 median of $355,000 sits $58,104 below it.

Builder-direct and resale prices in the last 12 months

All 37 builder-direct sales in the latest 12 months were on Palamos Circle, homes with a 2025 year built, at a $330,000 median and from $284,000 to $485,000. The 70 resales ran at $375,500. Split by product from the same sale list, the 64 single-family resales recorded a $381,000 median and the 6 townhome resales on Oviedo Place a $221,500 median, from $215,000 to $235,000.

Three of the new Palamos Circle homes changed hands twice inside the window: 15040 Palamos Cir closed builder-direct at $285,000 on November 26, 2025 and resold for $330,000 on March 24, 2026; 15072 and 15081 Palamos Cir closed at $312,000 in January 2026 and resold for $322,500 and $327,000 on April 30, 2026. Each pair is a separate qualified sale on the county file.

Price bands in the last 12 months

Of the 107 recorded sales, 15 closed at $300,000 or less, 64 between $300,000 and $400,000, 19 between $400,000 and $500,000, and 9 between $500,000 and $750,000. No Portico sale in the window reached $750,000. The $300,000 to $400,000 band holds 60 percent of all sales, and it is where 24 of the 37 builder-direct Palamos Circle homes closed.

The highest and lowest recent Portico sales

Highest 12-month sales	Recorded	Price	Heated sq ft	Built
3000 Celadas Ct	May 29, 2026	$569,900	2,362	2019
14261 Mindello Dr	July 30, 2026	$565,000	2,362	2019
14536 Palamos Cir	January 30, 2026	$555,000	2,445	2021
14564 Carva Ln	June 12, 2026	$540,000	2,434	2022
14427 Mindello Dr	December 18, 2025	$536,000	2,445	2018

Lowest 12-month sales	Recorded	Price	Heated sq ft	Built
14056 Oviedo Pl	December 23, 2025	$215,000	1,378	2021
14107 Oviedo Pl	March 10, 2026	$215,000	1,378	2022
14013 Oviedo Pl	April 1, 2026	$215,000	1,378	2020
14095 Oviedo Pl	February 12, 2026	$228,000	1,442	2022
14155 Oviedo Pl	May 11, 2026	$233,000	1,442	2022

All five of the lowest sales are townhomes on Oviedo Place. The highest qualified Portico sale anywhere in the county file is $1,688,700 for 14043 Aledo Ct, recorded in April 2008, a 2,932 square foot single-family home built in 2008, one of the six homes built before Lennar's phases.

Price per square foot in Portico

County dollars per square foot on this page use heated (living) area from the Lee County roll, not total area under roof. On that basis the 12-month median was $172 per square foot, against $177 in the prior 12 months and a calendar-year peak of $191 in 2023. Many of the newest Palamos Circle homes do not yet carry a heated area on the roll, so the builder-direct row shows no per-foot figure.

Sales by quarter

Recorded quarter (from the 12-month sale list)	Sales	Median
September 26 to 30, 2025	2	$408,500
October to December 2025	37	$345,000
January to March 2026	21	$330,000
April to June 2026	31	$375,000
July to September 25, 2026	16	$387,500

The October to December 2025 quarter carried 26 of the 37 builder-direct closings, which pulled its median down; the two quarters after Lennar's sell-out are mostly resales and sit higher. Small quarterly counts move a lot, so read these as direction, not a forecast.

What the county record cannot show

The county file records the price and the date a deed was recorded. It does not record the asking price, how long the home was listed, seller credits, or how many homes are for sale today. Those are MLS fields, and they are being added in our next data refresh; the listing links above show current inventory now.

Portico phases and home types compared

Portico was recorded in six plats, from the 2006 Phase I plat to the 2021 Phase IIIB replat, and the CDD sorts every lot into four types: townhome, 50-foot, 60-foot and 70-foot single-family. The plat decides the street and the build years; the lot type decides the CDD bill and much of the price. Data updated: October 2026.

Plat (Lee County instrument)	Example streets	Home parcels	Years built	Lot numbers
Phase I (2006-411756)	Vindel Cir, Mindello Dr, Sedano Ct, Aledo Ct, Celadas Ct	372	2007 to 2020	1 to 380
Phase IIA (2019000293574)	Adina Ln, Delana Way, Palamos Cir	98	2020 to 2021	1 to 99
Phase IIB (2020000113444)	Monrovia Ln, Pasadena Ct	78	2020 to 2021	100 to 177
Phase IIIA (2021000005974)	Cantabria Dr, Libros Ct, Murcia Ct	170	2021 to 2022	178 to 348
Phase IIIB (2021000273091)	Palamos Cir, Altimira Dr, Carva Ln, Menores Way, Nombella Ct, Antilla Ct, Daroco Ln	498	2022 to 2025	349 to 866
Phase IV, townhomes (2020000068824)	Oviedo Pl	160	2020 to 2023	1 to 162

Source: Lee County Property Appraiser parcel file of October 25, 2026, grouped by plat instrument. The six plats add to 1,376 home parcels. Phase I also holds 3 vacant parcels and Phase IIIB 14, the last homes under construction when the roll was cut.

Phase I

Phase I is the original 2006 plat and the largest single-family group outside Phase IIIB: 372 homes on Vindel Circle, Mindello Drive, Sedano Court, Aledo Court and the courts off them, built 2007 to 2020. Its six oldest homes date from 2007 and 2008; the rest carry year-built dates from 2017 on, the Lennar years. Phase I streets recorded 22 sales in the latest 12 months at a $352,450 median, from $285,500 to the community high of $569,900 on Celadas Court.

Phase IIA

Phase IIA, recorded in 2019, holds 98 homes on Adina Lane, Delana Way and part of Palamos Circle, built 2020 and 2021. Adina Lane recorded 5 sales in the latest 12 months at a $450,000 median, from $376,000 to $525,000, the highest median of any Portico street with more than three sales.

Phase IIB

Phase IIB holds 78 homes on Monrovia Lane and Pasadena Court, built 2020 and 2021. Its two streets recorded 7 sales in the latest 12 months at a $375,000 median, from $340,000 to $520,000; the top sale was 14604 Monrovia Ln, a 2,606 square foot home, on June 10, 2026.

Phase IIIA

Phase IIIA holds 170 homes on Cantabria Drive, Libros Court and Murcia Court, built 2021 and 2022. Its streets recorded 7 sales in the latest 12 months at a $355,000 median, from $300,000 to $385,000, a tighter range than the other phases.

Phase IIIB

Phase IIIB, a 2021 replat of Phase IIIA tracts, is the largest plat at 498 homes, built 2022 to 2025 on Palamos Circle, Portico Boulevard, Altimira Drive, Carva Lane, Menores Way, Nombella Court, Antilla Court and Daroco Lane. Excluding Palamos Circle, which runs through two plats, its streets recorded 14 sales in the latest 12 months at a $396,000 median. Palamos Circle on its own recorded 46 sales, 37 of them builder-direct.

The Portico townhomes on Oviedo Place

The townhomes are a separate plat (Phase IV, 2020) of 160 homes on Oviedo Place, built 2020 to 2023, with 162 townhome lots on the CDD schedule. They are fee-simple homes, coded single family by the county, with heated areas of 1,378 and 1,442 square feet in the recent sales. Six townhomes sold in the latest 12 months at a $221,500 median. Townhome owners belong to a second association, Townhomes at Portico Homeowners Association, Inc., as well as the master association.

The four Portico lot types

The CDD's assessment schedule counts 162 townhome lots, 704 single-family 50-foot lots, 438 single-family 60-foot lots and 104 single-family 70-foot lots, 1,408 in all. The county roll does not record lot width, so ask the CDD manager or the seller's tax bill which category a home falls in; the CDD line on the bill differs by lot type, shown in the cost section below.

CDD lot type	Lots	Share of all lots
Townhome	162	11.5 percent
Single family, 50-foot	704	50.0 percent
Single family, 60-foot	438	31.1 percent
Single family, 70-foot	104	7.4 percent
Total	1,408	100 percent

Source: Portico CDD fiscal year 2026/27 assessment schedule; shares computed from the lot counts.

Portico resale prices by home size

Grouping the 65 resales that carry a heated area on the roll by size shows how floor plan drives price. The 2,000 to 2,300 square foot band is the core of the market.

Heated area (resales, 12 months)	Sales	Median price	Price range	Median $ per heated sq ft
Under 1,500 sq ft (townhomes)	6	$221,500	$215,000 to $235,000	$157
1,500 to 1,999 sq ft	10	$305,500	$285,500 to $425,000	$165
2,000 to 2,299 sq ft	33	$385,000	$315,000 to $520,000	$172
2,300 to 2,499 sq ft	11	$525,000	$395,000 to $569,900	$215
2,500 sq ft and over	5	$355,000	$340,000 to $520,000	$136

Source: Lee County 12-month sale list, resales with a heated area on the roll (65 of 70 resales). The five largest-home sales were all 2,606 square foot homes, and their lower median reflects the streets they sold on, not their size; five sales is a range, not a price.

Portico sales by street

Street	12-month sales	Median	Range
Palamos Cir	46	$335,825	$284,000 to $555,000
Vindel Cir	10	$316,500	$285,500 to $425,000
Altimira Dr	6	$395,000	$369,999 to $405,000
Oviedo Pl (townhomes)	6	$221,500	$215,000 to $235,000
Monrovia Ln	6	$368,250	$340,000 to $520,000
Adina Ln	5	$450,000	$376,000 to $525,000
Cantabria Dr	5	$355,000	$300,000 to $370,000
Mindello Dr	5	$415,000	$345,000 to $565,000
Sedano Ct	3	$489,000	$382,000 to $490,000
Aledo Ct	3	$304,400	$302,000 to $409,900
Eight other streets	12		$315,000 to $569,900

Source: Lee County 12-month sale list, all 107 qualified sales, grouped by street. A street median on three to six sales is a guide to the street, not a price for a given home.

The Portico housing stock

The 2026 Lee County roll describes the 1,376 Portico homes this way: a median heated area of 2,251 square feet (from 1,378 to 3,909), a median of 4 bedrooms (598 homes with 3, 552 with 4, 126 with 5, and 3 with 2 or 6), 964 one-story and 315 two-story homes with 97 not coded, garages on 93 percent, and private pools on 314 homes, about 23 percent. The roll flags a lake view on 779 parcels. The median lot is 0.186 acre, and the median year built is 2022.

Is Lennar still building in Portico?

No. Portico is sold out at the builder level. Lennar Southwest Florida announced that new homes at Portico were officially sold out in a post dated about March 2026, Lennar's Fort Myers market page no longer lists Portico, and the last builder-direct closing on the Lee County file was recorded August 31, 2026, at 15092 Palamos Cir. Every Portico home for sale now is a resale. Data updated: October 2026.

How the sell-out shows on the record

Lennar's Portico page, as archived on January 30, 2026, advertised homes "From the $300s" with 4 homes available; the February 15, 2026 copy said "Actively selling" with 3 homes left, including a Segan plan at 14758 Daroco Ln and two Summerville II plans on Aledo Court, with estimated completion in April 2026. By October 28, 2026 the Portico address on Lennar's site redirected to the general Naples and Fort Myers market page, and the Fort Myers page listed other Lennar communities but not Portico.

The last builder closings

The county file shows how the build-out tailed off: 245 builder-direct sales in 2022, 228 in 2023, 121 in 2024, 101 in 2025 and 10 in 2026 to date. In the 12 months through September 25, 2026, the 37 builder-direct sales, all on Palamos Circle, ran at a $330,000 median. After about March 9, 2026, only 3 of 55 recorded Portico sales were builder-direct.

What the sell-out means for a Portico buyer

With the builder gone, the choice is among resales: a home built 2007 to 2025 on the county roll, priced against neighbors' recorded sales rather than a builder price sheet. Ask the seller for the original closing documents, any remaining warranty paperwork, permits pulled since closing, and the CDD lot type, because Lennar's homesite pages showed one "special assessment" default figure rather than the per-lot CDD amount.

Homes still finishing on the roll

The October 2026 roll still carried 17 vacant residential Portico parcels, 3 in Phase I and 14 in Phase IIIB, which the county had not yet coded as finished homes. Lot counts and roll counts will keep moving for a few months as those parcels are valued as homes.

What does it cost to own in Portico?

Portico ownership costs stack in three published layers and two unpublished ones: the Portico CDD assessment by lot type, Lee County property tax at the district 066 rate, and the county's collection charge are public; the master association dues and, for townhomes, the sub-association dues are not published. There is no golf club to join. Data updated: October 2026.

Cost layer	Amount	Period and source
Portico CDD, townhome	$726.68 a year	Fiscal year 2026/27 assessment schedule
Portico CDD, 50-foot lot	$923.62 a year	Fiscal year 2026/27 assessment schedule
Portico CDD, 60-foot lot	$1,177.90 a year	Fiscal year 2026/27 assessment schedule
Portico CDD, 70-foot lot	$1,432.17 a year	Fiscal year 2026/27 assessment schedule
Property tax, district 066 Fort Myers Shores	13.6123 mills ($1,361.23 per $100,000 of taxable value)	Lee County 2026 millage book
Master association dues	Not published	Resale estoppel certificate
Townhomes at Portico association dues	Not published	Resale estoppel certificate
Capital contribution or transfer fee at resale	Not published	Recorded declaration and estoppel certificate

The Portico CDD assessment by lot type

The Portico Community Development District bills every lot through the Lee County tax bill as a non-ad valorem line: an operations and maintenance (O&M) share plus a debt share. The District's posted schedule for fiscal year 2026/27 (October 1, 2026 to September 30, 2027) shows these amounts, before the 4 percent early-payment discount and a $1.84 per parcel county collection charge.

Lot type	Lots	O&M	Debt service	FY2026/27 total	FY2025/26 total	Change
Townhome	162	$106.63	$620.05	$726.68	$719.29	+$7.39
Single family, 50-foot	704	$193.87	$729.75	$923.62	$908.94	+$14.68
Single family, 60-foot	438	$228.77	$949.13	$1,177.90	$1,160.29	+$17.61
Single family, 70-foot	104	$263.67	$1,168.50	$1,432.17	$1,411.65	+$20.52

Source: Portico CDD fiscal year 2026/27 assessment schedule and the August 20, 2026 budget hearing agenda. The board heard the budget on August 20, 2026; the adoption minutes are not yet posted, and the next board meeting is November 19, 2026, so the posted schedule is the current source. Two of the 704 50-foot lots carry no debt share.

The O&M budget behind the assessment

The District's fiscal year 2026/27 O&M budget is $267,643, up $20,082 from $247,561 the year before. A June 2026 special-meeting version proposed $257,643; the August 20 hearing version added $10,000. The gross O&M assessment, after allowances for the early-payment discount and the county collection fee, is $281,385.51.

The Portico CDD bonds

The CDD's debt is two 2020 bond series: Series 2020-1 Special Assessment Refunding and Improvement Bonds, $12,680,000, and Series 2020-2, $2,010,000, at rates of 2.800 to 3.800 percent, with principal paid each May 1 since 2021 and final maturity May 1, 2050. They refunded the District's original Series 2006 bonds. At September 30, 2025, $11,395,000 was outstanding ($9,595,000 of 2020-1 and $1,800,000 of 2020-2), with $3,311,923 of future interest.

The District's finances web page still describes "Series 2006" bonds maturing in 2037. That text is out of date: the FY2025 audit and the 2026/27 assessment schedule both use the 2020 series, so treat the schedule as the current source.

The bond repayment schedule

Fiscal year	Principal	Interest	Total debt service
FY2026	$710,000	$390,493	$1,100,493
FY2027	$730,000	$367,750	$1,097,750
FY2028	$755,000	$344,368	$1,099,368
FY2029	$780,000	$320,183	$1,100,183
FY2030	$805,000	$295,198	$1,100,198
2031 to 2035	$4,460,000	$1,055,131	$5,515,131
2036 to 2040	$2,230,000	$323,000	$2,553,000
2041 to 2045	$415,000	$153,200	$568,200
2046 to 2050	$510,000	$62,600	$572,600
Total	$11,395,000	$3,311,923	$14,706,923

Source: Portico CDD audited financial statements for the fiscal year ended September 30, 2025. Debt service runs about $1.10 million a year through 2030 and falls after 2035. If the FY2026 principal was paid on schedule, the balance at September 30, 2026 would be $10,685,000 before any lot prepayments ($11,395,000 less $710,000; our arithmetic, not a District figure). Whether a single lot can prepay its debt share, and for how much, is set in the District's assessment methodology report and supplemental assessment resolution; the payoff request process runs through the District manager.

What the Portico CDD owns, and what it does not

The CDD's audited capital assets are land (about $9.75 million), water management and conservation ($7,633,876 at cost) and a lake aeration system ($95,000), with a total cost of $17,481,225 and a net book value of $14,063,666. The District maintains the lakes, stormwater system and wetland mitigation areas. It does not own or run the Town Center or the gate: the CDD's own site says the homeowners' association operates amenities and enforces the covenants and deed restrictions.

Portico HOA dues

The Portico Master Property Owners Association does not publish its dues on a public page, and the association's own website did not resolve when we checked on October 28, 2026. Builder and broker pages quote figures that disagree with each other, so we print none. The binding figure for a specific home is on the resale estoppel certificate, which the association's management company issues for every sale; ask for it, and for the current budget, before you commit.

Townhome owners pay two associations

Townhome owners on Oviedo Place belong to Townhomes at Portico Homeowners Association, Inc. (Sunbiz N20000001213, filed February 5, 2020, managed by Sentry Management) as well as the master association. Their combined dues are not published either; the estoppel certificate for the exact townhome lists both.

Property taxes in taxing district 066

Every Portico home parcel is in Lee County taxing district 066, Fort Myers Shores, in unincorporated Lee County. The 2026 total is 13.6123 mills, up from 13.4125 in 2025, mostly because the Fort Myers Shores Fire District rate rose from 2.5000 to 2.7500 mills. Each $100,000 of taxable value costs $1,361.23 at that rate. The City of Fort Myers district rate, 16.9702 mills, does not apply to Portico.

Taxing authority, district 066	2026 mills
Lee County general revenue	3.7623
School, state law	3.0230
Fort Myers Shores Fire District	2.7500
School, local board	2.2480
Unincorporated MSTU	0.8398
Lee County Library	0.4218
Mosquito control	0.2096
South Florida Water Management District (three lines)	0.2301
All Hazards	0.0693
West Coast Inland Navigation District	0.0394
Hyacinth control	0.0190
Total	13.6123

Source: Lee County Property Appraiser 2026 Taxing District Millage Book, printed October 9, 2026; the three water management lines (0.0948, 0.0327 and 0.1026) are summed. The fire district's proposed rate was 3.0000 mills, and its rolled-back rate 2.4535.

A worked yearly cost example for a Portico home

Take a 50-foot-lot single-family home at the 2026 roll's median Portico taxable value of $274,248. Property tax at 13.6123 mills is $3,733.15. Add the fiscal year 2026/27 CDD assessment of $923.62 for a 50-foot lot. The published total is $4,656.77 a year, before association dues (not published), insurance, utilities and the early-payment discount. A homestead exemption, a recent sale or a different lot type changes the result, so run it again with the exact home's tax bill.

Line	Yearly amount
Property tax ($274,248 x 13.6123 / 1,000)	$3,733.15
Portico CDD, 50-foot lot, FY2026/27	$923.62
Published total, before association dues	$4,656.77

On the same taxable value, the total is $4,459.83 with the townhome CDD line ($726.68), $4,911.05 with the 60-foot line ($1,177.90) and $5,165.32 with the 70-foot line ($1,432.17). The 2026 roll's median just value for a Portico home is $323,718; taxable value is lower because of exemptions and assessment limits.

Why a recent buyer's tax bill can rise

Florida caps yearly increases in the assessed value of a homesteaded home, and the cap resets when a home sells. A Portico home bought at the 12-month median of $354,000 is priced above the roll's median just value of $323,718, so a new owner's first full tax bill can be higher than the seller's. Look up the parcel on the Lee County Property Appraiser site and estimate tax on your own purchase price.

The capital contribution and transfer fee

No first-party source publishes a Portico capital contribution, working capital fee or transfer fee at resale. Those charges, if any, are set in the recorded declaration and appear on the association's estoppel certificate. Ask your closing agent to order the estoppel early so the figure is in hand before the inspection period ends.

Who runs Portico?

Portico is run by three bodies: the Portico Master Property Owners Association, which controls the gate, the amenities and the covenants; Townhomes at Portico Homeowners Association, which adds a layer for the townhomes; and the Portico Community Development District, a Chapter 190 special district that owns the lakes and stormwater system and carries the bonds. Data updated: October 2026.

The Portico Master Property Owners Association

The master association is Portico Master Property Owners Association, Inc., Sunbiz document N06000010159, incorporated September 27, 2006 and active, with amended and restated articles filed January 13, 2017 and annual reports filed through April 27, 2026. The CDD's contact page lists Seacrest Southwest as the association's manager, with office hours Monday to Friday, 9 to 5.

The Portico Community Development District

Lee County created the Portico CDD by Ordinance 05-28, adopted and effective December 6, 2005, on about 589.15 acres of Sections 33 and 34, Township 43 South, Range 26 East. Taylor Woodrow Communities at Portico, L.L.C. petitioned for it. The five-member board is served by Rizzetta and Company as District manager, Kutak Rock as counsel and Johnson Engineering as engineer. The FY2025 audit notes that one supervisor is affiliated with Lennar.

When the CDD board meets

The board's next meetings are November 19, 2026 and February 18, 2027, at 10:00 a.m. at the Rizzetta office, 9530 Marketplace Road, Suite 206, Fort Myers. Meetings are public, and agendas, budgets and audits are posted on the District's website, the place to confirm the adopted fiscal year 2026/27 assessment once the August minutes post.

The recorded Portico declaration

Portico's covenants are in the "Declaration of Covenants, Conditions, Restrictions, and Easements for Portico," the title used in a 2026 Lee County court filing. Its recording instrument number and book and page are not published in any source we could read online; the document is in the Lee County Clerk of Court's Official Records, likely recorded around 2006 when the master association formed. Supplemental declarations for later phases and for the townhome association are likely but not confirmed. Ask the title company to pull the declaration and every amendment with your title commitment.

Court cases on the Lee County docket

The Lee County docket shows the routine collection cases any large association files. One example: case 26-CA-000582, filed January 29, 2026, an association assessment lien foreclosure, which was voluntarily dismissed on July 10, 2026 after the lis pendens was released. The legal question in that class of case is enforcement of the declaration's assessment lien. The master association also appears as a junior defendant in lender foreclosures because of that lien. We found no community-level case: no class action, construction defect claim, CDD dispute or bond default.

Lennar's role in the CDD

The FY2025 audit notes that lots still owned by the developer carried assessments like any other lot, and that a deferred-cost account from 2006 allows payments to the developer up to a cumulative cap of $5,000,000, with $320,199 paid in a prior year. The current board list and each meeting packet are posted on the District site.

Is Portico a 55+ community?

No. Portico is not an age-restricted community on any record we read: no 55+ or other age restriction appears in the master association's Sunbiz filings, the Portico CDD's documents, or Lee County's planned development approval, Z-19-006, which approves dwelling units with no age language. The recorded declaration is the document that would state such a rule, so confirm it with the declaration.

What that means for occupancy rules

Occupancy in Portico follows the general rules in the declaration and the association's rules and regulations, and those rules are not published publicly. Ask for the full governing documents package before closing, and read the occupancy, leasing and guest sections with the rest.

Is Portico gated, and what are the rules?

Yes. Portico has a gated entrance, and the Portico Master Property Owners Association, not the CDD, controls the gate and the amenities. Gate staffing hours, visitor procedures, leasing limits, pet rules and vehicle rules are not published on any first-party page; they sit in the recorded declaration and the association's rules and regulations, which the management company provides.

Leasing rules in Portico

Portico's leasing rules are not published by the association. Recent Portico listings show one-year lease terms, but that is an agent entry, not a rule. Minimum lease length, the number of leases a year, tenant registration and any application fee are set in the declaration and rules and regulations, so read both before buying a Portico home to rent out.

Pets, vehicles and golf carts

Pet limits, banned breeds, commercial vehicle parking, boat and trailer storage, and golf cart or low-speed vehicle rules in Portico are not published by a first-party source. Some agent websites state rules that we could not confirm, so we do not repeat them. The association's rules and regulations, provided with the estoppel package, are the source.

Architectural review

The CDD's site lists architectural review among the homeowners' association's services, along with administration, enforcement, legal and insurance. Exterior changes to a Portico home go through that review; the application and the standards come from the management company, so ask for them before planning a pool or other addition.

What amenities does Portico have?

Portico's amenities center on the Portico Town Center at 14070 Portico Boulevard, which the Portico Town Center Club's own site describes with a swimming pool, racquet sports and a fitness center. Portico has no golf course. The master association, not the CDD, runs the Town Center, and its hours, guest rules and any fees sit behind the club's member login.

The Portico Town Center

The Town Center's site lists the pool, racquet sports and a fitness center, gives 14070 Portico Blvd, Fort Myers FL 33905 as the address and (888) 212-2172 as the phone, and routes residents to a member login for calendars and reservations. Agent websites list more facilities, with court counts and rooms we could not confirm on a first-party page, so we list only what the club itself publishes. Tour the Town Center during a showing to see the current setup.

Is there golf in Portico?

No. No golf course or golf membership appears on the Portico Town Center site or the CDD's site, and the CDD's audited assets include no course. Residents who golf play at clubs and public courses elsewhere in Fort Myers.

Who pays for the amenities

The CDD's site says that in a CDD community the homeowners' association has "other responsibilities such as operating amenities," while the District's own public elements are stormwater, conservation and access improvements. Town Center costs therefore sit in the master association budget and its dues, not in the CDD line on the tax bill.

Is Portico in a flood zone?

Portico's homes are mapped outside FEMA's special flood hazard area. On an overlay of all 1,376 Portico home parcels on FEMA's National Flood Hazard Layer, every one is in zone X: 1,340 in the area of minimal flood hazard and 36 in the shaded 0.2 percent annual chance area, with none in an A or V zone. Data updated: October 2026.

FEMA map panels for Portico

Portico sits on four FEMA flood insurance rate map panels, 12071C0303G, 12071C0304G, 12071C0311G and 12071C0312G, all effective November 17, 2022. FEMA's layer shows no letter of map revision or letter of map amendment inside the community's footprint and publishes no base flood elevation for these zone X areas. Search any address at the FEMA Flood Map Service Center.

Where the shaded zone X homes are

The 36 shaded zone X parcels are 8 townhomes at the 14167 to 14191 block of Oviedo Place, 26 homes on Palamos Circle between 14972 and 15056, and 3198 and 3204 Altimira Drive. Shaded X means FEMA maps the spot outside the 1 percent annual chance floodplain but inside the 0.2 percent annual chance area. Flood insurance is not federally required in zone X; a lender or insurer can still ask for it.

New FEMA maps in 2027

Lee County reports that FEMA's updated flood maps for unincorporated Lee County take effect March 2, 2027, after a letter of final determination. Portico is in unincorporated Lee County, so a buyer closing near that date should check the address on both the current and the updated map and ask an insurance agent how any change would apply. We do not predict the direction of any change.

Portico evacuation zone

Lee County's evacuation zone map places every one of the 1,376 Portico home parcels in Evacuation Zone C, storm surge zone 3. An evacuation zone measures storm surge exposure and is separate from the FEMA flood zone, so a Portico home is in Evacuation Zone C and FEMA zone X at the same time. Check the exact address with the county's Know Your Zone tool before each season.

The Olga watershed, not the Orange River

Lee County's watershed layer places Portico in the Olga watershed, sub-watershed Ol2. News coverage of flooding in the Orange River basin, which serves Lehigh Acres and Buckingham, concerns a different watershed. Portico's own lakes and stormwater system are District assets, maintained under contracts for aquatics, mitigation monitoring and wetland monitoring.

Hurricane Ian and Portico

No Portico-specific damage from Hurricane Ian (September 28, 2022) is documented in any county, CDD or federal record we read; the CDD's FY2025 audit discloses insurance for natural disasters but no storm damage. The regional record is severe: the National Hurricane Center measured 5 to 8 feet of inundation up the Caloosahatchee River in Fort Myers, and in Lee County at least 52,514 structures were impacted, 5,369 destroyed and 14,245 with major damage.

Hurricanes Helene and Milton near Portico

Lee County's rainfall observation layers show the gauges closest to Portico logged modest totals in 2024. In Hurricane Helene, the Buckingham 1.7 SE station, 2.26 miles away, recorded 6.73 inches and the Olga Water Plant 1.99 inches; in Hurricane Milton, the Fort Myers 10.0 NE station, 1.95 miles away, recorded 2.02 inches and the Olga Water Plant 1.68 inches. No Portico-specific damage from either storm is documented.

When Portico homes were built

On the 2026 roll, 659 Portico homes carry a year built of 2021 or earlier, 249 are dated 2022, and 357 are dated 2023 or 2024, after Ian and after the current flood maps took effect on November 17, 2022. Every Portico home dates from 2007 or later. The building code edition and wind design for a given home come from its permit, so ask the seller for the permit record and any wind mitigation report.

Flood and wind insurance notes for Portico buyers

A zone X address means flood insurance is a choice rather than a federal requirement tied to the map, so get a flood quote on the exact address and decide with the facts above. For the homeowners policy, order a current wind mitigation report and a four-point inspection with your home inspection, because insurers price from them.

Schools for Portico addresses

Lee County assigns students by choice among the schools in a proximity zone, not to one neighborhood school. For 2026-27, every one of the 1,376 Portico home parcels falls in elementary choice zone D, middle zone DD and high school sub-zone East 2, on the School District of Lee County's own zone layer and its 2026-2027 Student Enrollment Plan.

Elementary choice zone D

Zone D elementary options listed in the enrollment plan are The Alva School (K-8), James Stephens Community School, Manatee Elementary, Orange River Elementary, River Hall Elementary and Tice Elementary. River Hall Elementary is the closest, about 1.0 mile in a straight line from the center of Portico.

Middle zone DD and high school sub-zone East 2

The enrollment plan lists The Alva School (K-8) for middle zone DD. High school sub-zone East 2 options are Dunbar High, East Lee County High, Gateway High, Lehigh Senior High and Riverdale High; Riverdale High is the closest, about 1.4 miles away. Confirm the options for any address with the district's school zone tool before relying on them.

School option for Portico addresses, 2026-27	Level	Straight-line miles from the center of Portico
River Hall Elementary	Elementary, zone D	1.0
Manatee Elementary	Elementary, zone D	5.2
Orange River Elementary	Elementary, zone D	6.0
The Alva School	K-8, zones D and DD	6.4
Tice Elementary	Elementary, zone D	7.1
James Stephens Community School	K-8, zone D	7.8
Riverdale High	High, East 2	1.4
Lehigh Senior High	High, East 2	4.8
Gateway High	High, East 2	7.2
Dunbar High	High, East 2	8.7
East Lee County High	High, East 2	11.3

Source: The School District of Lee County, 2026-27 proximity zone layer and Student Enrollment Plan (board approved December 1, 2025); Lee County school locations layer; distances measured straight-line from the median Portico parcel, not driving routes. Florida Department of Education school grades for each option are published in the state's school grades workbook, linked in the sources.

How Lee County school choice works

Under the enrollment plan, families rank the schools in their zone and a lottery fills the seats, with preferences for special programs, siblings and proximity: a residence within two miles of a school is proximity 1. District transportation is provided only to schools inside the family's zone, and students living within two miles of their school are not provided District transportation.

Healthcare and emergency services near Portico

The nearest hospital to Portico is HCA Florida Lehigh Hospital, about 6.0 miles in a straight line, followed by the Lee Health Fort Myers campus on Jones Walker Boulevard at about 9.3 miles and Lee Memorial Hospital at about 11.1 miles. Fort Myers Shores Fire Station 82, with EMS Medic 39, is about 1.4 miles away on River Hall Parkway.

Hospital or station	Address	Straight-line miles from the center of Portico
Fort Myers Shores Fire Station 82 and EMS Medic 39	2404 River Hall Pkwy	1.4
Tice Fire Station 203	5850 Buckingham Rd	2.6
Fort Myers Shores Fire Station 81	12345 Palm Beach Blvd	2.8
HCA Florida Lehigh Hospital	1500 Lee Blvd, Lehigh Acres	6.0
Lee Health Fort Myers	4423 Jones Walker Blvd	9.3
Lee Memorial Hospital	2776 Cleveland Ave	11.1
Gulf Coast Medical Center	13681 Doctors Way	about 13 to 14
HealthPark Medical Center		17.0

Source: Lee County hospital and emergency room, fire station and EMS station layers; straight-line distances from the median Portico parcel. Gulf Coast Medical Center measures 13.4 or 14.0 miles depending on the reference point. Driving times were not measured, and a drive is always longer than the straight line.

Fire protection and the Fort Myers Shores district

Portico is inside the Fort Myers Shores Fire District, the same district that sets the 2.7500 mill fire levy on the Portico tax bill. Lee County's development records show a new Fort Myers Shores fire station completed on 2.26 acres about 1.42 miles from Portico.

Where is Portico?

Portico is in east Fort Myers, ZIP 33905, on Buckingham Road off State Road 80 (Palm Beach Boulevard), in Sections 33 and 34, Township 43 South, Range 26 East. The Town Center is at 14070 Portico Boulevard. Downtown Fort Myers is 10.6 miles and the RSW airport terminal 11.1 miles away in a straight line. Data updated: October 2026.

From the center of Portico	Straight-line miles
Riverdale Shopping Center, Buckingham Rd at Palm Beach Blvd	1.41
Downtown Fort Myers (First St and Hendry St)	10.6
Southwest Florida International Airport (RSW) terminal	11.1
Bell Tower Shops	13.1
Gulf Coast Town Center	14.9
Florida Gulf Coast University	16.2
Fort Myers Beach (Times Square)	22.4
Sanibel Causeway toll plaza	23.3

Source: Lee County parcel layer, median Portico parcel point (26.69093, -81.70868); Lee County development activity layer for the shopping center. These are straight-line distances, not driving miles, and an I-75 interchange distance was not measured, so we print none.

Is Portico in the City of Fort Myers?

No. Portico's mailing city is Fort Myers, but every Portico home parcel is in unincorporated Lee County: Lee County Residential Planned Development (RPD) zoning, taxing district 066 Fort Myers Shores, and the Fort Myers Shores Fire District. That decides the 13.6123 mill tax rate, the county building department, and the county's flood insurance community. City of Fort Myers zoning cases and the city millage do not apply.

The Portico planned development

Lee County's planned development case for Portico is DCI2018-00018, approved by resolution Z-19-006 on August 7, 2019, which added 422 units for a maximum of 1,600 dwelling units. The county's development activity record lists 232.13 acres of public space and 21.66 acres of conservation. Administrative amendment ADD2020-00043, approved July 14, 2020, reconfigured lakes and residential tracts in Phases II and III, and ADD2019-00125 allowed guest parking on Oviedo Place.

What is changing near Portico

The biggest change near Portico is new housing within a mile of its gates. River Hall, about 0.78 miles away, has 2,695 approved units, and Lee County resolution Z-24-001 on April 17, 2024 added 549 more dwelling units on 9.98 acres. Valencia Harbor, also recorded as Lee County Homes or Buckingham 345, about 0.82 miles away, was approved for up to 1,035 units by Z-21-002 in April 2021; amendment ADD2025-00151 redesignated a 13.18-acre reserved school site to residential and set the maximum at 1,015 units. Its first plat holds 447 lots, and a Phase II adds 118 parcels on 60 acres.

Distance from Portico	Project	Lee County record	What it is
0.78 mi	River Hall	DOS2005-00182; Z-24-001	2,695 approved units; 549 units added in 2024
0.82 mi	Valencia Harbor (Buckingham 345)	Z-21-002; ADD2025-00151	Up to 1,015 units; 447-lot first plat
0.92 to 0.96 mi	Hemingway Pointe	DOS2021-00089	104 single-family homes, in permitting
1.41 mi	Riverdale Shopping Center	DOS2020-00012	50,462 square foot center with a 46,662 square foot supermarket, complete
1.42 mi	Fort Myers Shores fire station	DOS2022-00012	New fire station on 2.26 acres, complete
1.51 mi	BluWave Express Car Wash	DCI2023-00025	4,600 square foot car wash, in construction
1.88 mi	Integrity Builders CPD	DCI2026-00002	Request to rezone 3.34 acres to commercial planned development

Source: Lee County zoning cases and development activity layers, distances to each case's mapped center. River Hall's 2024 case title says 489 units while the county's notes say 549; the resolution number is the reference to check.

Roads near Portico

Lee County's priority road project layer lists no priority road project within 3 miles of Portico; the nearest, the Buckingham Road and Gunnery Road roundabout, is about 3.4 miles away. FDOT's State Road 31 project (FPID 441942-2), which would widen SR 31 to six lanes from SR 80 to SR 78 and replace the Wilson Pigott Bridge, is in design with an estimated letting of July 26, 2028, more than 3 miles from Portico's center.

How Portico compares with nearby communities

Portico has the newest homes of these three Fort Myers communities, with a median year built of 2022 on the county roll, and it recorded the most sales of the three in the latest 12 months, at the lowest median price per heated square foot. The table compares Verandah homes for sale and Paseo homes for sale on one yardstick: Lee County qualified sales over 12 months. Data updated: October 2026.

Lee County record, 12 months to September 25, 2026	Portico	Verandah	Paseo
Homes on the county roll	1,376	1,586	1,143
Year built	2007 to 2025	2003 to 2025	2006 to 2017
Qualified sales	107	106	67
Median sale price	$354,000	$481,500	$373,500
Single-family median	$354,000	$550,000	$675,000
Condominium median	none on the roll	$262,500	$330,000
Builder-direct sales	37	11	0
Median $ per heated sq ft	$172	$238	$232
Prior 12 months, sales and median	136 at $368,000	83 at $555,183	76 at $372,500

Source: Lee County Property Appraiser sale and parcel files, DOR-qualified sales, index built October 27, 2026, for each community's own plat names.

How to read the comparison table

The three counts use each community's plat names on the county roll (for Verandah, twelve plats inside the community footprint, several without the Verandah name), so they can differ from association totals. Portico's single-family median includes its fee-simple townhomes, which the county codes as single family; Verandah and Paseo mix single-family homes with condominiums, which moves their overall medians. Compare the single-family row and the price per square foot as well as the overall median.

The history of Portico

Portico began in 2005, when Lee County created the Portico Community Development District at the request of Taylor Woodrow Communities at Portico, L.L.C. The Phase I plat and the master association followed in 2006, and a handful of homes went up in 2007 and 2008. Building resumed with 24 homes dated 2017, in the Lennar years that ran through the sell-out announced around March 2026.

The Taylor Woodrow start, 2005 to 2008

Lee County Ordinance 05-28 established the CDD on December 6, 2005, filed with the Department of State on December 8, 2005. The Phase I plat was recorded in 2006 (instrument 2006-411756), the master association was incorporated September 27, 2006, and the District issued its Series 2006 special assessment bonds. The District's 2007 Public Facilities Report planned roadway access, an entrance turn lane, sidewalks, drainage, signal changes and a lake and wetland stormwater system, and counted 380 single-family units in Phase I. Six homes on the roll date from 2007 and 2008, including 14043 Aledo Ct, whose April 2008 sale at $1,688,700 is still the highest Portico sale in the county file.

The Lennar build-out, 2017 to 2026

After a gap with no homes dated 2009 to 2016 on the roll, homes appear again from 2017, the Lennar years: 24 dated 2017, 125 in 2018 and 167 in 2019. Lee County's 2019 resolution Z-19-006 raised the approved maximum to 1,600 units, the Phase IIA, IIB and townhome plats were recorded in 2019 and 2020, the CDD refinanced its bonds with the 2020 series, and the townhome association was incorporated February 5, 2020. Phases IIIA and IIIB were platted in 2021, and the county recorded its peak of 307 Portico sales in 2022.

The sell-out, 2026

Lennar's Portico page still showed homes "From the $300s" in January 2026 and three homes left in February 2026. Lennar Southwest Florida announced the community sold out around March 2026, and by October 28, 2026 the Portico page had been removed from Lennar's site. The last builder-direct closing on the county file was 15092 Palamos Cir, recorded August 31, 2026, at $290,000.

Talk to a Domain Realty Group Portico specialist

Domain Realty Group, the #1 team in Southwest Florida since 2012, shows Portico homes in every phase, from the Oviedo Place townhomes to the 70-foot-lot homes, and our Fort Myers office on College Parkway serves east Fort Myers. We tracked every qualified Portico sale on the Lee County file to build this page, and we can pull the same record for the exact street and lot type you are weighing.

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Talk to our team about a Portico home

Contact Domain Realty Group or call 239-441-2816, tell us the phase, lot type and budget you have in mind, and an agent will send matching Portico listings, the recent recorded sales on that street, the CDD line for that lot type and the association documents to request. You can also search current listings any time.

Thinking of selling a Portico home?

Portico buyers compare streets, plan sizes and lot types closely, and with no builder left selling, a resale priced against its own street's recorded sales sells faster than one priced against the community median. Start with a Domain Realty Group home valuation, or see McGreevy and Comisar's guide to what a Fort Myers home is worth.

Frequently Asked Questions about Portico homes for sale

These are the questions Portico buyers ask most, answered from the Lee County record, the Portico CDD's posted schedule and audit, Lee County's zoning, flood, evacuation and school layers, and FEMA's flood map. Each answer carries the same dates as the sections above, so every figure can be checked against its source below.

Where is Portico in Fort Myers?

Portico is in east Fort Myers, ZIP 33905, on Buckingham Road off State Road 80 (Palm Beach Boulevard), in unincorporated Lee County. The Town Center is at 14070 Portico Boulevard. Downtown Fort Myers is 10.6 miles away in a straight line, and the RSW airport terminal is 11.1 miles away.

How many homes are in Portico?

The Portico CDD assesses 1,408 lots: 1,246 single-family and 162 townhomes. The October 2026 Lee County roll lists 1,376 finished homes, with 17 more parcels still vacant or under construction. Lee County's zoning resolution Z-19-006 allows up to 1,600 dwelling units, an approved ceiling rather than a built count.

What is the median home price in Portico?

$354,000 on the Lee County record, across 107 qualified sales in the 12 months through September 25, 2026, the newest sale in the county file. The 24-month median was $363,000 on 243 sales, and the 12 months before the latest recorded 136 sales at $368,000, so the median moved down 3.8 percent.

How many homes sold in Portico last year?

Lee County recorded 107 qualified Portico sales in the 12 months through September 25, 2026, down from 136 in the 12 months before that. In calendar 2025 the county recorded 143 sales at a $355,000 median, and 68 sales were recorded in 2026 through early September, 10 of them builder-direct.

What is the price range of Portico homes?

Recorded Portico sales in the latest 12 months ran from $215,000 for a 1,378 square foot townhome on Oviedo Place to $569,900 for a 2,362 square foot home at 3000 Celadas Ct. Of the 107 sales, 64 closed between $300,000 and $400,000, and none reached $750,000.

Who built Portico?

Taylor Woodrow Communities at Portico, L.L.C. petitioned for the Portico CDD in 2005, and six homes on the roll date from 2007 and 2008. Lennar built the homes dated 2017 through 2025, in Phases I to IIIB and the Oviedo Place townhomes, and announced the community sold out around March 2026.

Is Lennar still selling new homes in Portico?

No. Lennar Southwest Florida announced Portico sold out around March 2026, its Portico web page has been removed, and its Fort Myers market page no longer lists the community. The last builder-direct closing on the county file was recorded August 31, 2026. Every Portico home for sale now is a resale.

Are there townhomes in Portico?

Yes. Portico's Phase IV plat holds 160 fee-simple townhomes on Oviedo Place, built 2020 to 2023, with 162 townhome lots on the CDD schedule. Six townhomes sold in the latest 12 months at a $221,500 median, from $215,000 to $235,000. Townhome owners belong to both the master and the townhome associations.

Are there condos for sale in Portico?

No. Portico has no condominiums: the Lee County roll codes all 1,376 Portico homes as single family, the fee-simple townhomes on Oviedo Place included. Search results for Portico condos usually show other buildings named Portico in other markets. For an attached home in Portico, look at the Oviedo Place townhomes.

Does Portico have a CDD?

Yes. The Portico Community Development District was created by Lee County Ordinance 05-28 on December 6, 2005, on about 589.15 acres. It owns the lakes and stormwater system, carries the Series 2020-1 and 2020-2 bonds, and bills each lot as a non-ad valorem line on the Lee County tax bill.

How much is the Portico CDD fee?

For fiscal year 2026/27, the District's posted schedule shows $726.68 for a townhome, $923.62 for a 50-foot lot, $1,177.90 for a 60-foot lot and $1,432.17 for a 70-foot lot, operations plus debt, before the 4 percent early-payment discount. The adoption minutes are not yet posted, and the board next meets November 19, 2026.

When do the Portico CDD bonds end?

The Series 2020-1 and 2020-2 bonds reach final maturity on May 1, 2050. They were issued in 2020 for $12,680,000 and $2,010,000 to refund the original Series 2006 bonds, and $11,395,000 was outstanding at September 30, 2025. Web text describing 2006 bonds maturing in 2037 is out of date.

What are the Portico HOA fees?

The Portico Master Property Owners Association does not publish its dues, and builder and broker figures online disagree, so we print none. The binding amount for a specific home is on the resale estoppel certificate from the association's management company. Townhome owners on Oviedo Place also pay the Townhomes at Portico association.

What is the property tax rate in Portico?

Portico homes are in Lee County taxing district 066, Fort Myers Shores, at 13.6123 mills for 2026, or $1,361.23 per $100,000 of taxable value, up from 13.4125 in 2025. The City of Fort Myers rate of 16.9702 does not apply. The CDD assessment is a separate line on the same bill.

How much are yearly taxes and CDD on a typical Portico home?

At the 2026 roll's median Portico taxable value of $274,248, property tax at 13.6123 mills is $3,733.15. Adding the $923.62 CDD line for a 50-foot lot gives $4,656.77 a year, before association dues, insurance and utilities. Exemptions and a new purchase price change the taxable value.

Is Portico in the City of Fort Myers?

No. Portico has a Fort Myers mailing address, but every home parcel is in unincorporated Lee County, with Lee County RPD zoning, taxing district 066 and the Fort Myers Shores Fire District. Lee County, not the City, handles zoning and building permits, and the City's tax rate and zoning cases do not apply.

What ZIP code is Portico?

Every Portico home is in ZIP 33905, Fort Myers, Florida, on the Lee County roll. The Town Center's address is 14070 Portico Blvd, Fort Myers FL 33905. ZIP 33905 also covers Verandah and other east Fort Myers communities, so search listings by the Portico subdivision name rather than by ZIP.

Is Portico a gated community?

Yes. Portico has a gated entrance, and the Portico Master Property Owners Association, not the CDD, controls the gate. Gate staffing hours and visitor procedures are not published on any first-party page; they are set by the association's rules and regulations, which come with the estoppel package or from the management office.

Is Portico a 55+ community?

No. No age restriction appears in the master association's Sunbiz filings, the Portico CDD's documents or Lee County's planned development approval, Z-19-006, which approves dwelling units without age language. The recorded declaration is the document that would state an age rule, so read it with your title commitment before closing.

Does Portico have a golf course?

No. No golf course or golf membership appears on the Portico Town Center site or the Portico CDD's site, and the CDD's audited assets include none. Portico's amenities center on the Town Center at 14070 Portico Boulevard, which lists a swimming pool, racquet sports and a fitness center.

What amenities does Portico have?

The Portico Town Center Club's site lists a swimming pool, racquet sports and a fitness center at the Town Center, 14070 Portico Boulevard. Hours, guest rules and any fees are behind the member login. The master association runs the amenities, and their cost sits in association dues, not in the CDD line.

Is Portico in a flood zone?

Portico homes are mapped in FEMA zone X, outside the special flood hazard area. An overlay of all 1,376 home parcels found 1,340 in minimal flood hazard and 36 in the shaded 0.2 percent annual chance area, on panels effective November 17, 2022. Check the exact address before you buy.

Are new flood maps coming for Portico?

Lee County reports that FEMA's updated flood maps for unincorporated Lee County take effect March 2, 2027. Portico is in unincorporated Lee County, so a buyer closing near that date should check the address on both the current and the updated map and ask an insurance agent how any change applies.

What hurricane evacuation zone is Portico in?

Lee County's evacuation zone map places all 1,376 Portico home parcels in Evacuation Zone C, storm surge zone 3. The evacuation zone is separate from the FEMA flood zone, so a Portico home is in Evacuation Zone C and FEMA zone X at the same time. Confirm an address with the county's Know Your Zone tool.

Did Hurricane Ian flood Portico?

No Portico-specific damage from Hurricane Ian is documented in any county, CDD or federal record we read. The regional record is severe: 5 to 8 feet of inundation up the Caloosahatchee River in Fort Myers. Lee County maps Portico to the Olga watershed, and 357 Portico homes were built in 2023 or 2024.

What schools serve Portico?

For 2026-27, Portico addresses fall in Lee County elementary choice zone D (options include River Hall, Manatee, Orange River, Tice, James Stephens and The Alva School), middle zone DD (The Alva School is listed) and high school sub-zone East 2 (Riverdale, Lehigh Senior, Gateway, Dunbar and East Lee County). Families rank choices and a lottery fills seats.

What is the closest hospital to Portico?

HCA Florida Lehigh Hospital in Lehigh Acres is about 6.0 miles from the center of Portico in a straight line. Lee Health Fort Myers on Jones Walker Boulevard is about 9.3 miles, Lee Memorial Hospital about 11.1 miles, and Gulf Coast Medical Center about 13 to 14 miles. Fort Myers Shores Fire Station 82 is about 1.4 miles away.

Can I rent out a home in Portico?

Portico's leasing rules are not published by the association. Recent listings show one-year lease terms, but that is an agent entry, not a rule. Minimum lease length, leases per year and tenant approval are set in the recorded declaration and the rules and regulations, so read both before buying a Portico home to rent.

Are pets allowed in Portico?

Portico's pet rules are not published by a first-party source. Some agent websites state limits we could not confirm, so we do not repeat them. Pet limits, leash rules and any breed restrictions sit in the recorded declaration and the association's rules and regulations; ask for both with the estoppel package before you write an offer.

Who manages Portico?

The Portico Master Property Owners Association, Sunbiz N06000010159, is listed on the CDD's contact page as managed by Seacrest Southwest. The townhome association, Sunbiz N20000001213, is managed by Sentry Management. The Portico CDD is managed by Rizzetta and Company at 9530 Marketplace Road, Suite 206, Fort Myers.

What is the most expensive home sold recently in Portico?

The highest sale in the latest 12 months was $569,900 for 3000 Celadas Ct, a 2,362 square foot home built in 2019, recorded May 29, 2026, followed by $565,000 for 14261 Mindello Dr, recorded July 30, 2026. The highest qualified Portico sale in the county file is $1,688,700 for 14043 Aledo Ct in April 2008.

What is the least expensive way into Portico?

The Oviedo Place townhomes. Three townhomes of 1,378 square feet each sold for $215,000 in the latest 12 months, the five lowest Portico sales were all on Oviedo Place, and the six townhome resales ran at a $221,500 median. The townhome CDD line is $726.68 for fiscal year 2026/27, the lowest of the four lot types.

What did new Portico homes sell for from Lennar?

In the 12 months through September 25, 2026, the county recorded 37 builder-direct Portico sales, all on Palamos Circle, at a $330,000 median, from $284,000 to $485,000. Lennar's January 2026 page advertised homes from the $300s. With the community sold out, those prices are history, and current buyers compare resales.

What is the price per square foot in Portico?

Using heated living area from the Lee County roll, the 12-month median was $172 per square foot, against $177 in the prior 12 months. The calendar-year peak was $191 in 2023. Homes of 2,300 to 2,499 square feet sold at a $215 median per foot among resales with a recorded heated area.

What is being built near Portico?

Within about a mile, River Hall has 2,695 approved units and added 549 by Lee County resolution Z-24-001 in 2024, Valencia Harbor (Buckingham 345) is approved for up to 1,015 units, and Hemingway Pointe plans 104 homes. The Riverdale Shopping Center, with a supermarket, sits at Buckingham Road and State Road 80.

How do I see Portico homes for sale?

Use the listing links at the top of this page for all Portico homes for sale, houses only, or the Oviedo Place townhomes. Or call Domain Realty Group at 239-441-2816 for a saved search, the recent recorded sales on the streets you are considering, and the CDD line for each lot type.

About Domain Realty Group in Fort Myers

Domain Realty Group is a Southwest Florida real estate team working Lee, Collier and Charlotte counties, and Fort Myers is one of our home markets, served from our office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and 4,000+ transactions. The team is led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between them.

Reach any of our agents through our agents page, read our client reviews or learn more about our team. We tracked every recorded Portico sale, street by street and plan by plan, to build this page.

Domain Realty Group 239-441-2816 info@domainrealtygroup.com

Offices in Bonita Springs, Naples and Fort Myers:

Fort Myers: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Naples: 9180 Galleria Ct #200, Naples, FL 34109

Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.

Where to go next: Fort Myers homes for sale and communities, all Fort Myers communities, current listings, a home valuation and contact Domain Realty Group.

Sources

Every figure on this page traces to one of the sources below. No real estate portal, builder sales page or other brokerage is linked, by policy. County sale and parcel data comes from the Lee County Property Appraiser's public files as indexed for this page on October 27, 2026, and web sources were read in October 2026 unless another date is shown. News, builder and social media sources are cited by name without a link.

Figures on this page

Cited by name, not linked: Lennar Southwest Florida social media post announcing Portico sold out, about March 2026; Lennar's Portico community page as archived January 30 and February 15, 2026 (Internet Archive), and Lennar's Fort Myers market page, checked October 28, 2026; Lee County legal notices, April 3, 2026 (junior-defendant foreclosure notice); WBBH, Lee County Orange River project report, August 19, 2026.

Shopping Portico homes for sale?

Tell us which Portico phase, lot width, home size and price range you want, and we will send the matching listings, the recent recorded sales on that street, and the CDD line and association documents to request before you write an offer.