Projects
Classic Ultra Tamiami Trail
Project facts
- Status
- Completed
- Address
- 18950 S Tamiami Trail
- City
- Fort Myers, Florida
- Region
- Southwest Florida
- Submarket
- Fort Myers; Cape Coral
- Units
- 24
- Amenity tier
- Flex
- Key amenities
- Gated Access & Security, Climate Control
- Construction
- Block
- Finish level
- Basic
- Year built
- 2017
- Flood zone
- AE
Market value summary
- # of Sales (T-36)
- 7
- Avg Sale Price (T-36)
- $274 / SF
- Avg Sale Price (T-36)
- $372,000
- Avg Market Value
- $314 / SF
- Avg Market Value
- $428,000
Location Summary
South Tamiami Trail Corridor / Fort Myers; Cape Coral Overview
Classic Ultra Tamiami Trail occupies 18950 South Tamiami Trail, the US-41 spine of south Lee County, at the seam where south Fort Myers, San Carlos Park, and Estero meet. The address sits roughly one mile north of Alico Road, the corridor's principal east-west connector, which reaches the I-75 interchange at Exit 128 about four miles east and places Southwest Florida International Airport inside a 15 minute drive north. Frontage on the region's busiest surface arterial combined with interstate and airport access in minutes is uncommon for enclosed garage product in Lee County, where comparable buildings typically sit well off the primary corridors.
The immediate trade area is the most income-dense of the three pockets SCK tracks in this submarket. Median household income within five miles runs $93,002 and 25.0 percent of households clear $150,000, while 17.6 percent of households keep three or more vehicles, the highest multi-vehicle share in the Fort Myers and Cape Coral corridor. Median age of 42.4 within five miles is materially younger than the submarket norm, reflecting the university and employment population east of the site rather than a retirement profile, which broadens the buyer pool from seasonal owners to working professionals and business users.
The Cape Coral to Fort Myers metro reached 875,607 residents as of July 1, 2025, a 15.1 percent gain since 2020 against 3.1 percent nationally, and Florida's absence of a personal income tax remains the structural driver behind the state's national-leading net income in-migration. Within that metro, the Estero and Alico corridor is the growth edge: university expansion, airport-adjacent commerce, and a Bonita Springs entertainment build-out are all pushing demand toward this stretch of US-41.
Current Events & Infrastructure
- Elevate Southwest Florida: A $140 million sports and entertainment hub is under construction on the former Naples-Fort Myers Greyhound Track site along Bonita Beach Road east of Old 41, roughly 11 miles south of the address and about 20 minutes via US-41. Phase 1 is underway with full completion targeted for 2030, per Lee County development records reported in July 2026. The project pulls weekend and tournament traffic up and down the US-41 corridor that fronts this site.
- Manhattan Construction regional headquarters: The contractor broke ground on April 9, 2026 on a $15 million, 53,000 square foot regional headquarters on Jetport Loop in the airport commerce district, roughly 15 minutes north of the site, with completion scheduled for April 2027 and capacity to support 300 employees. It is a direct signal of white-collar employment depth in the corridor the site serves.
Key Demand Drivers
The south Lee County growth pattern delivers residences and employment far faster than it delivers enclosed, climate-controlled space. New attached and gated housing along the Estero and Alico corridors is built to one or two covered parking spaces, which leaves collectors, boat and trailer owners, and business users without secure hardened space at the residence. Each driver below is named, non-competing, and measured from this address.
- Florida Gulf Coast University: About four miles due east via Alico Road and Ben Hill Griffin Parkway, roughly 12 minutes. FGCU enrolled 16,633 students as of Fall 2024 and offers 66 undergraduate degrees, 28 master's degrees, and 7 doctoral programs, anchoring the corridor's year-round, non-seasonal population base.
- Miromar Outlets: Approximately six miles southeast at 10801 Corkscrew Road in Estero, about 12 minutes. The center carries more than 120 designer and brand-name stores and is the dominant retail draw on this stretch of the corridor.
- Hertz Arena: About five miles southeast at 11000 Everblades Parkway in Estero. The roughly 7,000 seat venue is home to the Florida Everblades and has hosted more than 300 distinct entertainment events, sustaining a year-round events calendar within a 10 minute drive of the site.
- Meridian Business Center: A 208,456 square foot industrial asset in the I-75 corridor about 10 minutes east of the address traded at $48.35 million in June 2026, with a Minnesota buyer borrowing $30.5 million against it. Institutional capital moving into corridor industrial confirms the business-user demand layer that supports flex-tier garage suites.
Location Highlights
- MSA Position: Lee County anchor of a metro of 875,607 residents that grew 15.1 percent from 2020 to 2025, roughly five times the national rate.
- Enthusiast and Collector Culture: A November to April dry season supports year-round driving, and US-41 frontage places owners minutes from the Estero and Bonita events corridor anchored by Hertz Arena, about five miles southeast.
- Infrastructure and Recreation: Alico Road reaches I-75 Exit 128 about four miles east and Southwest Florida International Airport in roughly 15 minutes, with Estero Bay and the Gulf beaches west of US-41.
- Market-Specific Factor: Post-Hurricane Ian rebuilding across Lee County shifted owner preference toward hardened, enclosed, above-flood space for high-value vehicles, and the insurance market has followed, with state-backed Citizens filing an 8.7 percent average statewide rate decrease in early 2026 and 18 new private carriers entering since the 2022 to 2023 reforms.
- Tax and Quality of Life: No state income tax, the structural draw behind Florida's national-leading net income in-migration and the corridor's sustained inbound wealth.
- High Net Worth Concentration: 1,180 households earning $200,000 or more within three miles, 2,199 within five miles, and 6,632 within seven miles, on a five-mile median household income of $93,002, the highest of the pockets SCK tracks in this submarket.
Area Demographics (ACS 2024)
5-Mile Profile: Population 46,275 | Median HH Income $93,002 | HH Earning $150K+ 25.0% | Median Age 42.4 | Age 55+ 35.9% | Seasonal Units 22.8% | Households with 3+ Vehicles 17.6%
Wealth Index: 5.0 / 10 (SCK portfolio-relative)
Unit values
| Unit | Size | Market value | $ / SF |
|---|---|---|---|
| Unit 1 | 1,263 SF | $405,000 | $321 / SF |
| Unit 2 | 1,286 SF | $410,000 | $319 / SF |
| Unit 3 | 1,263 SF | $405,000 | $321 / SF |
| Unit 4 | 1,269 SF | $406,000 | $320 / SF |
| Unit 5 | 1,520 SF | $461,000 | $303 / SF |
| Unit 6 | 1,269 SF | $406,000 | $320 / SF |
| Unit 7 | 1,269 SF | $406,000 | $320 / SF |
| Unit 8 | 1,256 SF | $403,000 | $321 / SF |
| Unit 9 | 1,263 SF | $405,000 | $321 / SF |
| Unit 10 | 1,256 SF | $403,000 | $321 / SF |
| Unit 11 | 1,269 SF | $406,000 | $320 / SF |
| Unit 12 | 1,269 SF | $406,000 | $320 / SF |
| Unit 13 | 1,520 SF | $461,000 | $303 / SF |
| Unit 14 | 1,269 SF | $406,000 | $320 / SF |
| Unit 15 | 1,263 SF | $405,000 | $321 / SF |
| Unit 16 | 1,286 SF | $410,000 | $319 / SF |
| Unit 17 | 1,311 SF | $416,000 | $317 / SF |
| Unit 18 | 1,563 SF | $470,000 | $301 / SF |
| Unit 19 | 1,563 SF | $470,000 | $301 / SF |
| Unit 20 | 1,563 SF | $470,000 | $301 / SF |
| Unit 21 | 1,563 SF | $470,000 | $301 / SF |
| Unit 22 | 1,563 SF | $470,000 | $301 / SF |
| Unit 23 | 1,563 SF | $470,000 | $301 / SF |
| Unit 24 | 1,341 SF | $423,000 | $316 / SF |