Downtown Fort Myers is about 445 acres on the river in ZIP 33901. Zillow put the ZIP's typical home value at $257,066 in August 2026.

Last checked Oct. 8, 2026. Sources: the City of Fort Myers comprehensive plan and redevelopment plans and GIS open data (future land use, community redevelopment areas, historic districts, parks and address points), The School District of Lee County’s 2026-27 enrollment zones, the Florida Department of Education’s 2026 school grades, Zillow Research, LeeTran and OpenStreetMap.

Downtown is the city’s oldest and densest district, on the south bank of the Caloosahatchee River. The city’s comprehensive plan designates it Downtown on the future land use map, an area “intended for the most intensive development,” with a base density of up to 70 homes an acre. In the city’s address data, 92% of its 3,921 residential addresses are apartment or condo units, and 440 more addresses are listed as pending. Shops, restaurants and the brick streets of the River District are covered in our River District guide; this page is about living here.

What this means for you

  • High school: the South 1 subzone, where families rank Cypress Lake, Dunbar, Fort Myers and South Fort Myers high schools. Fort Myers High earned an A in Florida’s 2026 grades.
  • Home value: $257,066 in ZIP 33901 in August 2026, according to the Zillow Home Value Index.
  • Nearest I-75 exit: exit 138, Dr. Martin Luther King Jr. Boulevard, about 4.6 miles by road.

Part of our Fort Myers neighborhoods guide.

Where it is

This page follows the Downtown district on the city’s future land use map, about 445 acres, minus the Dean Park Historic District, which has its own page. The Caloosahatchee River is the north edge, and the district reaches south to around Dr. Martin Luther King Jr. Boulevard, with Midtown below it. OpenStreetMap labels the area the River District.

Inside it is the city’s Downtown Historic District, one of four local historic districts in the city’s Historic Preservation Element; the city’s historic inventory lists 93 properties in it. The district also sits inside the city’s Downtown community redevelopment area, run by the Fort Myers Community Redevelopment Agency under the 2024 Downtown Redevelopment Area Plan Update.

ZIP codes: 33901 for 88% of residential addresses, 33916 for 12%.

Schools

Lee County does not assign a school by street address alone. Under the district’s 2026-27 Student Enrollment Plan, families rank the schools in the zone their address falls in, and the district guarantees a seat, with bus service, at a school in that zone. Siblings and homes within 2 miles of a school get preference when a school fills. Every downtown address falls in these zones in the district’s 2026-27 zone layer:

Level Zone Schools in the zone, with Florida’s 2026 grade
Elementary H Allen Park Elementary: C, Edgewood Academy: C, Edison Park Creative and Expressive Arts: A, Franklin Park Elementary: C, Orangewood Elementary: B
Middle EE Fort Myers Middle: C, Paul Laurence Dunbar Middle: B
High South 1 Cypress Lake High: A, Dunbar High: C, Fort Myers High: A, South Fort Myers High: C

Grades are from the Florida Department of Education; each name links to the school’s state report card. Check an address on the district’s School Enrollment Zones map. More in our schools guide.

Home values

The typical home value in ZIP 33901 was $257,066 in August 2026, down 5.4% from $271,864 in August 2025, according to the Zillow Home Value Index. In ZIP 33916 it was $209,980, down 6.3%. The index is a modeled typical value for the middle third of homes, single-family homes and condos together, not a sale price, and it covers each whole ZIP code, not just this area. Zillow’s figure for Fort Myers was $305,650, down 5.0% on the year. More in our home prices guide.

Parks and trails

From the city’s parks data, inside the area or at its edge:

  • Centennial Park, 2000 W. First St., about 12 acres on the river.
  • Vivas Palm Park, 2461 Bay St.
  • Henley Park, 1977 Henley Place.
  • Bennett-Harts’ Palm Park, 2330 Dr. Martin Luther King Jr. Blvd., and Kiwanis Park, 2154 Dr. Martin Luther King Jr. Blvd., just south in Midtown.

More in our parks and trails guide and walking and biking trails guide.

Getting around

  • Interstate: I-75 exit 138, Dr. Martin Luther King Jr. Boulevard (State Road 82), about 4.6 miles by road from the middle of the area; exit 141, Palm Beach Boulevard, about 5.6 miles.
  • City Hall (2200 Second St.): about 0.3 miles.
  • Airport: about 14.0 miles to Southwest Florida International Airport.
  • These are distances measured on the OpenStreetMap road network with the OSRM routing engine, not drive times.
  • Bus: LeeTran’s current schedule data lists routes 15, 20, 70, 100 and 140 with stops downtown, and route 10 at the Rosa Parks Transportation Center on its south edge. Times are on LeeTran’s route pages.

More in our getting around guide.

Groceries and everyday stores

From OpenStreetMap, inside the area or close to its edge:

  • Publix, 2160 McGregor Blvd.
  • CVS Pharmacy, Edison Avenue, about 1.4 miles by road from the middle of the area.

How we drew this area

This page uses the Downtown polygons on the City of Fort Myers future land use layer, less the Dean Park Historic District. Address counts, ZIP codes and school zones come from the city’s residential address points matched to The School District of Lee County’s 2026-27 enrollment zone layer on Oct. 8, 2026. Store and park locations and road distances use © OpenStreetMap contributors.

Frequently asked questions

What ZIP code is downtown Fort Myers?

Mostly 33901. In the city’s address data, 88% of downtown’s residential addresses are in 33901 and 12% in 33916. Zillow put the typical home value in 33901 at $257,066 in August 2026, down 5.4% on the year.

What schools serve downtown Fort Myers?

Lee County uses school choice. Downtown addresses are in elementary zone H, middle zone EE and the South 1 high school subzone, where families rank Cypress Lake, Dunbar, Fort Myers and South Fort Myers high schools.

Is downtown Fort Myers a good place to live?

Here are the facts. Downtown is the city’s Downtown land use district, about 445 acres on the Caloosahatchee River, where 92% of the 3,921 residential addresses are apartment or condo units. It has Centennial Park on the river, a Publix on McGregor Boulevard and six LeeTran routes, and City Hall is about a third of a mile from its middle.

How far is downtown Fort Myers from the airport?

About 14 miles by road to Southwest Florida International Airport, and about 4.6 miles to I-75 exit 138 at Dr. Martin Luther King Jr. Boulevard.