Projects
Vehicle Fortress
Project facts
- Status
- Completed
- Address
- 14702 Tarmac Ct
- City
- Fort Myers, Florida
- Region
- Southwest Florida
- Submarket
- Fort Myers; Cape Coral
- Units
- 171
- Amenity tier
- Standard
- Key amenities
- 14'+ Roll-Up Doors, 18'+ Clear Heights, Climate Control, Fire Sprinklers, Gated Access & Security, Wash Bays & RV Stations, Video Surveillance
- Construction
- Block
- Finish level
- Basic
- Year built
- 2014
- Flood zone
- AE
Market value summary
- # of Sales (T-36)
- 72
- Avg Sale Price (T-36)
- $273 / SF
- Avg Sale Price (T-36)
- $285,000
- Avg Market Value
- $301 / SF
- Avg Market Value
- $290,000
Location Summary
Fort Myers / Fort Myers; Cape Coral Overview
Vehicle Fortress - Phase I sits on the west side of Tarmac Court at 14702 Tarmac Ct, inside the tight industrial pocket bounded by Alico Road, Ben Hill Griffin Parkway, and the western edge of Southwest Florida International Airport. The address is infrastructural rather than retail: the Alico Road interchange with Interstate 75 is roughly three miles east, the RSW passenger terminal is under three miles east and about a seven minute drive, and the Daniels Parkway and Treeline Avenue corridor carrying most of east Lee County's residential growth runs immediately north. At 124 units, Phase I is sized for the whole trade area, drawing from Gateway, east Fort Myers, San Carlos Park, Estero, and the seasonal owners who arrive through RSW each winter.
The surrounding wealth profile is deep and broad rather than ultra-prime: 73,774 residents within five miles, a $90,738 median household income, 23.6% of households above $150,000, a median age of 45.2, and a housing stock that runs 17.5% seasonal. Two facts of metro scale frame it. The Cape Coral to Fort Myers metropolitan area reached 875,607 residents in the July 2025 Census estimates, a 15.1% gain since 2020 and close to five times the national rate, and Florida's absence of an individual income tax keeps pulling that growth, with the state capturing roughly $20.6 billion of net adjusted gross income in-migration in the latest IRS filing year.
Demand here is utility-minded rather than trophy-driven: canal-front and Gulf-access households running multiple vehicles alongside trailered boats, constrained by lot coverage limits and association rules at the residence, with submarket pricing holding a $263 per square foot trailing-twelve-month median and 5.0% five-year annualized growth.
Current Events & Infrastructure
- Southwest Florida International Airport Terminal E: Suffolk broke ground on March 12, 2025 on the airport's $1.1 billion terminal expansion, adding 14 initial gates with structural capacity for 19 and room for 10,000 to 15,000 additional passengers per day; the structure topped off in December 2025 and completion is scheduled for 2027. The work is under three miles east of Tarmac Court and is the largest municipal capital project in Lee County history, repricing land values around an address already inside the airport's industrial ring.
- Manhattan Construction regional headquarters, 14161 Jetport Loop: The contractor broke ground on April 9, 2026 on a $15 million, 53,000 square foot regional headquarters supporting roughly 300 employees, with completion targeted for April 2027. Jetport Loop is about one mile northwest on the same grid of light industrial and flex streets, and a daytime population that size next door reinforces the corridor's shift from back-office warehousing toward higher-value corporate uses.
Key Demand Drivers
Owners in this trade area are not short of land; they are short of enclosed, hardened, climate-controlled square footage they can reach in minutes. Some 14.1% of five-mile households already keep three or more vehicles and 17.5% of the housing stock is seasonal, so a large share of the local fleet sits unattended for months in a county with recent direct hurricane damage. Phase I's 124 units are positioned against that shortage.
- Southwest Florida International Airport (RSW): The Lee County Port Authority reports RSW served more than 11.1 million passengers in 2025, among the top 50 U.S. airports for passenger traffic. The terminal is under three miles east, making Phase I a genuine fly-in-and-drive proposition for seasonal owners.
- Meridian Business Center, Parallel Drive at Interstate Commerce Drive: The 208,456 square foot industrial asset on the Alico Road corridor about 2.5 miles east traded at $48.35 million in June 2026 to a Minnesota institutional buyer. Capital pricing Alico Road industrial at that level is the clearest read available on the corridor Phase I occupies.
- Babcock Ranch: The master-planned community about 30 minutes north passed 5,000 homes sold and roughly $2.3 billion in cumulative home sales as of July 2025, reaching more than 15,000 residents by year end. It adds affluent, hurricane-conscious households to the northern trade area every quarter.
- Elevate Southwest Florida: A $140 million sports and entertainment hub is under construction on Bonita Beach Road roughly 20 minutes south via I-75, Phase 1 underway and full completion targeted for 2030. It deepens the year-round event calendar that keeps discretionary vehicles in use.
Location Highlights
- MSA Position: Cape Coral to Fort Myers reached 875,607 residents in the July 2025 Census estimates, up 15.1% since 2020.
- Enthusiast and Collector Culture: A dry high season from roughly November to April supports a year-round driving and cruising calendar, with JetBlue Park at Fenway South, 11500 Fenway South Drive, under two miles northwest anchoring spring event traffic.
- Infrastructure and Recreation: The site sits between the I-75 Alico Road interchange roughly three miles east and the Daniels Parkway retail spine to the north, with Gulf beaches about 30 minutes west.
- Market-Specific Factor: Post-hurricane rebuilding reset local expectations, and owners who weathered recent storms now prioritize hardened, enclosed, elevated space for high-value vehicles and vessels over carports and driveways.
- Tax and Quality of Life: Florida levies no individual income tax and led all states in net income in-migration, gaining roughly $20.6 billion in adjusted gross income in the latest IRS filing year.
- High Net Worth Concentration: The trade area holds 1,399 households earning $200,000 or more within three miles, 3,796 within five miles, 6,334 within seven miles, and 14,392 within ten miles, a wide pool for a 124-unit building.
Area Demographics (ACS 2024)
5-Mile Profile: Population 73,774 | Median HH Income $90,738 | HH Earning $150K+ 23.6% | Median Age 45.2 | Age 55+ 39.5% | Seasonal Units 17.5% | Households with 3+ Vehicles 14.1%
Wealth Index: 4.3 / 10 (SCK portfolio-relative)
Unit values
| Unit | Size | Market value | $ / SF |
|---|---|---|---|
| Unit A1 | 626 SF | $201,000 | $322 / SF |
| Unit B01 | 990 SF | $297,000 | $300 / SF |
| Unit C01 | 1,055 SF | $310,000 | $294 / SF |
| Unit D1 | 598 SF | $191,000 | $319 / SF |
| Unit E01 | 1,275 SF | $360,000 | $282 / SF |
| Unit F01 | 799 SF | $248,000 | $311 / SF |
| Unit G01 | 990 SF | $297,000 | $300 / SF |
| Unit H1 | 990 SF | $297,000 | $300 / SF |
| Unit I1 | 792 SF | $247,000 | $311 / SF |
| Unit J1 | 1,050 SF | $312,000 | $297 / SF |
| Unit K1 | 1,100 SF | $324,000 | $295 / SF |
| Unit L1 | 1,100 SF | $324,000 | $295 / SF |
| Unit A2 | 630 SF | $202,000 | $321 / SF |
| Unit B02 | 994 SF | $298,000 | $300 / SF |
| Unit C02 | 1,055 SF | $310,000 | $294 / SF |
| Unit D2 | 751 SF | $236,000 | $314 / SF |
| Unit E02 | 1,020 SF | $303,000 | $297 / SF |
| Unit F02 | 799 SF | $248,000 | $311 / SF |
| Unit G02 | 994 SF | $296,000 | $298 / SF |
| Unit H2 | 994 SF | $298,000 | $300 / SF |
| Unit I2 | 792 SF | $247,000 | $311 / SF |
| Unit J2 | 1,050 SF | $312,000 | $297 / SF |
| Unit K2 | 1,050 SF | $313,000 | $298 / SF |
| Unit L2 | 1,050 SF | $313,000 | $298 / SF |
| Unit A3 | 630 SF | $202,000 | $321 / SF |
| Unit B03 | 994 SF | $298,000 | $300 / SF |
| Unit C03 | 1,055 SF | $310,000 | $294 / SF |
| Unit D3 | 601 SF | $194,000 | $322 / SF |
| Unit E03 | 1,275 SF | $359,000 | $282 / SF |
| Unit F03 | 799 SF | $248,000 | $311 / SF |
| Unit G03 | 994 SF | $296,000 | $298 / SF |
| Unit H3 | 994 SF | $298,000 | $300 / SF |
| Unit I3 | 487 SF | $161,000 | $330 / SF |
| Unit J3 | 1,050 SF | $312,000 | $297 / SF |
| Unit K3 | 1,050 SF | $312,000 | $297 / SF |
| Unit L3 | 1,050 SF | $313,000 | $298 / SF |
| Unit A4 | 630 SF | $202,000 | $321 / SF |
| Unit B04 | 994 SF | $298,000 | $300 / SF |
| Unit C04 | 1,055 SF | $310,000 | $294 / SF |
| Unit D4 | 755 SF | $237,000 | $313 / SF |
| Unit E04 | 1,020 SF | $302,000 | $296 / SF |
| Unit F04 | 799 SF | $248,000 | $311 / SF |
| Unit G04 | 994 SF | $298,000 | $300 / SF |
| Unit H4 | 994 SF | $298,000 | $300 / SF |
| Unit I4 | 490 SF | $161,000 | $329 / SF |
| Unit J4 | 1,050 SF | $313,000 | $298 / SF |
| Unit K4 | 1,050 SF | $313,000 | $298 / SF |
| Unit L4 | 1,050 SF | $313,000 | $298 / SF |
| Unit A5 | 630 SF | $202,000 | $321 / SF |
| Unit B05 | 990 SF | $295,000 | $298 / SF |
| Unit C05 | 1,055 SF | $311,000 | $295 / SF |
| Unit D5 | 601 SF | $194,000 | $323 / SF |
| Unit E05 | 1,275 SF | $363,000 | $284 / SF |
| Unit F05 | 799 SF | $248,000 | $311 / SF |
| Unit G05 | 990 SF | $297,000 | $300 / SF |
| Unit H5 | 990 SF | $297,000 | $300 / SF |
| Unit I5 | 369 SF | $124,000 | $337 / SF |
| Unit J5 | 1,050 SF | $313,000 | $298 / SF |
| Unit K5 | 1,050 SF | $312,000 | $297 / SF |
| Unit L5 | 1,050 SF | $313,000 | $298 / SF |
| Unit A6 | 630 SF | $202,000 | $321 / SF |
| Unit B06 | 990 SF | $297,000 | $300 / SF |
| Unit C06 | 1,055 SF | $313,000 | $296 / SF |
| Unit D6 | 755 SF | $237,000 | $313 / SF |
| Unit E06 | 1,020 SF | $304,000 | $299 / SF |
| Unit F06 | 799 SF | $248,000 | $311 / SF |
| Unit G06 | 990 SF | $297,000 | $300 / SF |
| Unit H6 | 990 SF | $294,000 | $297 / SF |
| Unit J6 | 1,050 SF | $313,000 | $298 / SF |
| Unit K6 | 1,050 SF | $312,000 | $297 / SF |
| Unit L6 | 1,050 SF | $313,000 | $298 / SF |
| Unit A7 | 630 SF | $202,000 | $321 / SF |
| Unit B07 | 994 SF | $299,000 | $301 / SF |
| Unit C07 | 1,055 SF | $313,000 | $296 / SF |
| Unit D7 | 601 SF | $194,000 | $323 / SF |
| Unit E07 | 1,275 SF | $361,000 | $283 / SF |
| Unit F07 | 799 SF | $248,000 | $311 / SF |
| Unit G07 | 994 SF | $298,000 | $300 / SF |
| Unit H7 | 994 SF | $295,000 | $297 / SF |
| Unit J7 | 1,050 SF | $313,000 | $298 / SF |
| Unit K7 | 1,050 SF | $312,000 | $297 / SF |
| Unit L7 | 1,050 SF | $313,000 | $298 / SF |
| Unit A8 | 630 SF | $202,000 | $321 / SF |
| Unit B08 | 994 SF | $298,000 | $300 / SF |
| Unit C08 | 1,055 SF | $313,000 | $296 / SF |
| Unit D8 | 755 SF | $237,000 | $313 / SF |
| Unit E08 | 1,020 SF | $304,000 | $299 / SF |
| Unit F08 | 799 SF | $248,000 | $311 / SF |
| Unit G08 | 994 SF | $298,000 | $300 / SF |
| Unit H8 | 994 SF | $298,000 | $300 / SF |
| Unit J8 | 1,050 SF | $313,000 | $298 / SF |
| Unit K8 | 1,300 SF | $368,000 | $283 / SF |
| Unit L8 | 1,300 SF | $367,000 | $282 / SF |
| Unit A9 | 630 SF | $202,000 | $321 / SF |
| Unit B09 | 994 SF | $296,000 | $298 / SF |
| Unit C09 | 1,055 SF | $313,000 | $296 / SF |
| Unit D9 | 601 SF | $194,000 | $323 / SF |
| Unit E09 | 1,275 SF | $361,000 | $283 / SF |
| Unit F09 | 799 SF | $246,000 | $308 / SF |
| Unit G09 | 994 SF | $296,000 | $298 / SF |
| Unit H9 | 994 SF | $299,000 | $300 / SF |
| Unit J9 | 1,050 SF | $314,000 | $299 / SF |
| Unit K9 | 1,300 SF | $369,000 | $284 / SF |
| Unit L9 | 1,300 SF | $369,000 | $284 / SF |
| Unit A10 | 952 SF | $286,000 | $300 / SF |
| Unit B10 | 990 SF | $297,000 | $300 / SF |
| Unit C10 | 1,055 SF | $311,000 | $295 / SF |
| Unit D10 | 755 SF | $237,000 | $313 / SF |
| Unit E10 | 1,020 SF | $304,000 | $299 / SF |
| Unit F10 | 799 SF | $248,000 | $311 / SF |
| Unit G10 | 990 SF | $297,000 | $300 / SF |
| Unit H10 | 990 SF | $297,000 | $300 / SF |
| Unit J10 | 1,050 SF | $313,000 | $298 / SF |
| Unit K10 | 1,300 SF | $368,000 | $283 / SF |
| Unit L10 | 1,300 SF | $369,000 | $284 / SF |
| Unit D11 | 640 SF | $205,000 | $320 / SF |
| Unit E11 | 1,275 SF | $359,000 | $282 / SF |
| Unit F11 | 799 SF | $248,000 | $311 / SF |
| Unit J11 | 1,050 SF | $313,000 | $298 / SF |
| Unit K11 | 1,300 SF | $368,000 | $283 / SF |
| Unit L11 | 1,300 SF | $370,000 | $285 / SF |
| Unit A12 | 952 SF | $288,000 | $302 / SF |
| Unit D12 | 804 SF | $247,000 | $307 / SF |
| Unit E12 | 1,020 SF | $304,000 | $299 / SF |
| Unit F12 | 799 SF | $248,000 | $311 / SF |
| Unit J12 | 1,050 SF | $314,000 | $299 / SF |
| Unit K12 | 1,300 SF | $369,000 | $284 / SF |
| Unit L12 | 1,300 SF | $369,000 | $284 / SF |
| Unit A13 | 630 SF | $202,000 | $321 / SF |
| Unit D13 | 640 SF | $205,000 | $320 / SF |
| Unit E13 | 1,275 SF | $359,000 | $282 / SF |
| Unit F13 | 981 SF | $295,000 | $301 / SF |
| Unit K13 | 1,300 SF | $369,000 | $284 / SF |
| Unit L13 | 1,300 SF | $368,000 | $283 / SF |
| Unit A14 | 630 SF | $202,000 | $321 / SF |
| Unit D14 | 640 SF | $205,000 | $320 / SF |
| Unit D14 | 804 SF | $250,000 | $311 / SF |
| Unit E14 | 1,020 SF | $302,000 | $296 / SF |
| Unit K14 | 1,300 SF | $369,000 | $284 / SF |
| Unit L14 | 1,300 SF | $368,000 | $283 / SF |
| Unit A15 | 626 SF | $200,000 | $320 / SF |
| Unit E15 | 1,275 SF | $361,000 | $283 / SF |
| Unit K15 | 1,300 SF | $368,000 | $283 / SF |
| Unit L15 | 1,300 SF | $368,000 | $283 / SF |
| Unit D16 | 804 SF | $248,000 | $308 / SF |
| Unit E16 | 1,020 SF | $301,000 | $295 / SF |
| Unit L16 | 1,200 SF | $348,000 | $290 / SF |
| Unit D17 | 640 SF | $205,000 | $320 / SF |
| Unit E17 | 1,275 SF | $359,000 | $282 / SF |
| Unit L17 | 1,200 SF | $348,000 | $290 / SF |
| Unit D18 | 804 SF | $250,000 | $311 / SF |
| Unit E18 | 1,020 SF | $302,000 | $296 / SF |
| Unit L18 | 1,200 SF | $348,000 | $290 / SF |
| Unit D19 | 640 SF | $205,000 | $320 / SF |
| Unit E19 | 1,275 SF | $358,000 | $281 / SF |
| Unit L19 | 1,125 SF | $329,000 | $292 / SF |
| Unit D20 | 804 SF | $248,000 | $308 / SF |
| Unit E20 | 1,020 SF | $302,000 | $296 / SF |
| Unit D21 | 757 SF | $237,000 | $313 / SF |
| Unit E21 | 1,275 SF | $361,000 | $283 / SF |
| Unit D22 | 952 SF | $288,000 | $302 / SF |
| Unit E22 | 1,020 SF | $302,000 | $296 / SF |
| Unit D23 | 757 SF | $237,000 | $313 / SF |
| Unit E23 | 1,275 SF | $361,000 | $283 / SF |
| Unit D24 | 952 SF | $288,000 | $302 / SF |
| Unit E24 | 1,020 SF | $302,000 | $296 / SF |
| Unit D25 | 754 SF | $236,000 | $314 / SF |
| Unit E25 | 1,275 SF | $361,000 | $283 / SF |
| Unit D26 | 947 SF | $287,000 | $303 / SF |
| Unit E26 | 1,020 SF | $302,000 | $296 / SF |