Projects
Classic Ultra Treeline
Project facts
- Status
- Completed
- Address
- 14547 Global Parkway
- City
- Fort Myers, Florida
- Region
- Southwest Florida
- Submarket
- Fort Myers; Cape Coral
- Units
- 17
- Average unit size
- 1,471 SF
- Amenity tier
- Standard
- Key amenities
- Private Bathrooms, Mezzanine Capabilities
- Construction
- Block
- Finish level
- Basic
- Year built
- 2026
- Flood zone
- X
Market value summary
- Avg Market Value
- $291 / SF
- Avg Market Value
- $428,000
Location Summary
Fort Myers / Fort Myers; Cape Coral Overview
Classic Ultra Treeline sits at 14547 Global Parkway in the Gateway corridor of east Fort Myers, the airport-adjacent quadrant of Lee County where Treeline Avenue runs north to south between Daniels Parkway and Alico Road. This is the county's newest growth address rather than its historic coastal core, a modern business-park setting ringed by executive housing in Gateway, Pelican Preserve, and the Daniels corridor. The metro carries roughly 875,607 residents and grew about 15.1 percent from 2020 to 2025, and Florida's absence of any personal income tax keeps pulling high-income Midwest and Northeast households onto the Gulf Coast.
Wealth in the immediate trade area is broad rather than ultra-prime. Within five miles there are 3,659 households earning $200,000 or more and a median home value of $401,202, with 24.8 percent of households above $150,000 in income and 40.6 percent of the population aged 55 or older. That is an owner base of professionals, business owners, and early retirees at 75.2 percent owner occupancy, a profile that buys enclosed space for practical reasons as often as for display. Seasonal units run 18.5 percent of the housing stock and 13.9 percent of households keep three or more vehicles, both direct signals for secure, hardened space here.
Access is the site's strongest single attribute. Southwest Florida International Airport is roughly two miles east, a five minute drive, which matters for the fly-in seasonal owner. Daniels Parkway is less than two miles north and reaches the I-75 interchange in about three miles, with Alico Road a second interstate connection to the south.
Current Events & Infrastructure
- Treeline Avenue at Daniels Parkway intersection reconstruction: Lee County began a $3 million rebuild of the Treeline and Daniels intersection the week of May 4, 2026, running from Jetport Loop to Heartwood Boulevard, converting turn and through lanes and adding ADA crosswalks, with completion scheduled for late 2026. The work upgrades the primary approach to this address and relieves the corridor's worst peak-hour bottleneck.
- Daniels and Treeline commercial rezoning: On November 17, 2025 the Fort Myers City Council voted 4 to 3 to rezone roughly 21 acres at the northeast corner of Daniels Parkway and Treeline Avenue from Light Industrial to Commercial Intensive, tripling permitted density and allowing up to 2.8 million square feet of office, retail, and hotel use. A node of that scale less than two miles north raises daytime population and long-run land basis.
Key Demand Drivers
The Gateway corridor is adding employment, institutional, and event demand faster than it adds places to keep a valuable vehicle indoors. Executive housing here is typically two-bay, deed-restricted, and lot-coverage constrained, so the collector, boat owner, or seasonal resident with a fourth or fifth vehicle has no compliant place to put it at the residence. The drivers below are all within a short drive and none supply enclosed private space.
- Manhattan Construction Group headquarters: The group broke ground April 9, 2026 on a 53,000 square foot headquarters at 14161 Jetport Loop, about a mile northwest of the site, relocating roughly 300 positions from Naples onto land bought for $2.9 million in July 2025. Gateway is now capturing regional corporate relocations, and this one lands 300 high-income households inside the immediate drive time.
- Florida Gulf Coast University, Marieb Hall South: FGCU broke ground in April 2026 on a $117 million, 158,000 square foot health sciences building about five miles south, completing in summer 2028 with occupancy in 2029. The university anchors the corridor's professional employment base, and its clinical hiring feeds the income band that buys here.
- JetBlue Park at Fenway South: The Boston Red Sox spring training complex sits under two miles north on Daniels Parkway and opened its 2026 exhibition season on February 20, drawing an out-of-state, high-disposable-income crowd into this quadrant every February and March.
- Revs Institute, Naples: Roughly a 35 minute drive south, the Revs Institute holds over 100 significant automobiles spanning 1896 to 1995 and is the region's defining collector-vehicle institution, anchoring enthusiast culture that runs year-round on a climate with no salted roads.
Location Highlights
- MSA Position: Cape Coral to Fort Myers holds roughly 875,607 people and grew about 15.1 percent from 2020 to 2025, among the country's fastest.
- Enthusiast and Collector Culture: The Revs Institute collection to the south and a year-round driving and boating season keep discretionary vehicles in active use.
- Infrastructure and Recreation: The $3 million Treeline and Daniels rebuild completes in late 2026, with the airport two miles east for fly-in owners.
- Market-Specific Factor: Owners who lived through Hurricane Ian now prioritize hardened, enclosed, above-flood space, and this site carries a FEMA Zone X designation outside the flood hazard area.
- Tax and Quality of Life: Florida levies no personal income tax, and the insurance overhang has eased, with state-backed Citizens filing an 8.7 percent average statewide rate decrease in early 2026.
- High Net Worth Concentration: 1,169 households earn $200,000 or more within three miles, 3,659 within five, 6,353 within seven, and 13,885 within ten, a depth supporting absorption at this corridor's price points.
Area Demographics (ACS 2024)
5-Mile Profile: Population 66,587 | Median HH Income $93,276 | HH Earning $150K+ 24.8% | Median Age 46.1 | Age 55+ 40.6% | Seasonal Units 18.5% | Households with 3+ Vehicles 13.9% | YoY Population Growth not reported for this trade area
Wealth Index: 4.5 / 10 (SCK portfolio-relative)
Unit values
| Unit | Size | Market value | $ / SF |
|---|---|---|---|
| Unit 1 | 1,250 SF | $373,000 | $298 / SF |
| Unit 2 | 1,500 SF | $436,000 | $290 / SF |
| Unit 3 | 1,500 SF | $436,000 | $290 / SF |
| Unit 4 | 1,500 SF | $436,000 | $290 / SF |
| Unit 5 | 1,500 SF | $436,000 | $290 / SF |
| Unit 6 | 1,500 SF | $436,000 | $290 / SF |
| Unit 7 | 1,500 SF | $436,000 | $290 / SF |
| Unit 8 | 1,500 SF | $436,000 | $290 / SF |
| Unit 9 | 1,250 SF | $373,000 | $298 / SF |
| Unit 10 | 1,500 SF | $436,000 | $290 / SF |
| Unit 11 | 1,500 SF | $436,000 | $290 / SF |
| Unit 12 | 1,500 SF | $436,000 | $290 / SF |
| Unit 13 | 1,500 SF | $436,000 | $290 / SF |
| Unit 14 | 1,500 SF | $436,000 | $290 / SF |
| Unit 15 | 1,500 SF | $436,000 | $290 / SF |
| Unit 16 | 1,500 SF | $436,000 | $290 / SF |
| Unit 17 | 1,500 SF | $436,000 | $290 / SF |