Fort Myers covers 40 square miles in five main ZIP codes. Our guide to 11 areas: school zones, Zillow home values and the roads that link them.
Last checked Oct. 9, 2026. Sources: the City of Fort Myers comprehensive plan and redevelopment plans and GIS open data, The School District of Lee County’s 2026-27 enrollment zones, the Florida Department of Education’s 2026 school grades, the Zillow Home Value Index, the U.S. Census Bureau and OpenStreetMap.
Fort Myers covers about 40 square miles of land on the south bank of the Caloosahatchee River, according to the Census Bureau’s gazetteer, and had 95,051 residents in the 2020-2024 American Community Survey (QuickFacts). The old city grew out from the river at downtown. Newer parts reach east past I-75 and south toward the airport, and the city limits there are uneven: a “Fort Myers” mailing address is often in unincorporated Lee County.
Four roads organize the city. US 41 (Cleveland Avenue) runs north to south through the older half; McGregor Boulevard follows the river on the west; Colonial Boulevard crosses the city from west to east to I-75 exit 136; and I-75 splits the older city from the planned communities to the east. Dr. Martin Luther King Jr. Boulevard (State Road 82) and Palm Beach Boulevard (State Road 80) lead out of downtown to exits 138 and 141.
The Census Bureau counts five ZIP codes with at least 10% of their land in the city: 33901, 33905, 33907, 33916 and 33966. School zones are a separate map. Lee County uses choice zones that ignore city limits; most of the city is in the South high school zone, while East Fort Myers and everything east of I-75 are in the East zone. Check every address on the district’s zone map.
What this means for you
- Confirm a home is inside city limits before you count on city services; the city’s GIS maps show the line.
- Your school options come from the district’s zone for the address, not the ZIP code.
- ZIP home values below are Zillow’s modeled typical values for August 2026, not sale prices.
The areas at a glance
| Area | Main ZIP | High school zone | Typical home value in that ZIP, Aug. 2026 |
|---|---|---|---|
| Downtown | 33901 | South 1 | $257,066 |
| Dean Park | 33916 | South 1 | $209,980 |
| Edison Park | 33901 | South 1 | $257,066 |
| Midtown | 33901 | South 1 | $257,066 |
| McGregor Boulevard | 33901 | South 1 | $257,066 |
| Dunbar | 33916 | South 1 and East 1 | $209,980 |
| East Fort Myers | 33916 | East 1 | $209,980 |
| Winkler Avenue | 33916 | South 1 | $209,980 |
| Six Mile Cypress | 33966 | South 1 | $334,302 |
| The Forum | 33905 | East 2 | $281,518 |
| Treeline | 33913 | East 2 | $439,078 |
South 1 families rank Cypress Lake, Dunbar, Fort Myers and South Fort Myers high schools; East 1 adds Gateway, Lehigh Senior and Riverdale to Dunbar; East 2 adds East Lee County to those, under the district’s 2026-27 Student Enrollment Plan. Zillow’s figure for the whole city was $305,650, down 5.0% on the year. The index covers each whole ZIP code, single-family homes and condos together.
Map of the areas
Map by Fort Myers Daily from City of Fort Myers address points and city limits; roads © OpenStreetMap contributors.
The older city by the river
Downtown is the city’s Downtown land use district, about 445 acres on the river in ZIP 33901, home to City Hall and the River District. Most homes there are apartments and condos.
Dean Park is a 36-acre city historic district just east of downtown, with 92 properties on the city’s historic inventory. Exterior changes there need a Certificate of Review.
Edison Park is a 100-acre city historic district off McGregor Boulevard with 186 properties on the inventory, and Edison Park Creative and Expressive Arts School inside it.
Midtown is a 249-acre land use district south of downtown that the city has planned for dense new building, with its own vision plan.
McGregor Boulevard covers the city between the river and US 41 south of downtown, including the Seminole Park historic district, Fort Myers High and the Fort Myers Country Club course.
East of downtown
Dunbar is the historic community along Dr. Martin Luther King Jr. Boulevard, inside the city’s 2,749-acre redevelopment area that runs from Evans Avenue to I-75. Dunbar High is inside it.
East Fort Myers runs along Palm Beach Boulevard between the river and Billy’s Creek, in the city’s East Fort Myers redevelopment area and the East 1 high school subzone.
Between US 41 and I-75
Winkler Avenue is the city’s largest block of homes, about 12,350 addresses north of Colonial Boulevard, most of them apartments and condos, with Edison Mall and the Eastwood Golf Course.
Six Mile Cypress lies south of Colonial Boulevard along Six Mile Cypress Parkway in ZIP 33966, next to Lee County’s Six Mile Cypress Slough Preserve.
East of I-75
The Forum is a 706-acre development of regional impact north of Colonial Boulevard, about 1.2 miles by road from exit 136, with Forum Park and a shopping district.
Treeline covers the planned communities south of Colonial Boulevard, including Arborwood and Pelican Preserve, in ZIP 33913, about 5.9 miles by road from Southwest Florida International Airport.
How we built this
We drew the areas only from sources we can cite. The City of Fort Myers supplied most of them: its comprehensive plan’s land use districts (Downtown, Midtown and the Special Community lands east of I-75), its community redevelopment areas (Dunbar’s Dr. MLK Jr. Boulevard area and East Fort Myers), its historic districts (Dean Park and Edison Park) and its developments of regional impact (The Forum, Arborwood and Pelican Preserve). Where the city has no area name, we used the main road or landmark and say so on the page: McGregor Boulevard, Winkler Avenue, Six Mile Cypress and Treeline Avenue. OpenStreetMap place names confirmed the smaller places we mention.
Every current residential address point in the city’s address layer was assigned to one area and matched to The School District of Lee County’s 2026-27 zone layer. The 11 areas hold about 51,900 of the city’s 55,468 current residential addresses. The rest, mostly east of I-75 north of Colonial Boulevard outside The Forum and along Ortiz Avenue and Luckett Road just west of I-75, are not covered by an area page. Home values are from Zillow Research, school grades from the Florida Department of Education, and road distances from OpenStreetMap.
Related: home prices, schools, property taxes, getting around, parks and trails and how Fort Myers compares with Cape Coral, Estero and Fort Myers Beach.
Frequently asked questions
What are the neighborhoods of Fort Myers?
Our guide covers 11 areas drawn from city plans and maps: Downtown, Dean Park, Edison Park, Midtown, the McGregor Boulevard side, Dunbar, East Fort Myers, the Winkler Avenue area, Six Mile Cypress, The Forum and Treeline.
What ZIP codes are in Fort Myers?
The Census Bureau counts five ZIP codes with at least a tenth of their land in the city: 33901, 33905, 33907, 33916 and 33966. City homes also sit in 33912, 33913, 33919 and 33971, and many Fort Myers mailing addresses are outside city limits.
Which part of Fort Myers has the highest home values?
Of the ZIP codes in this guide, 33913, on the Treeline side east of I-75, had the highest typical home value in August 2026, $439,078, according to the Zillow Home Value Index. The lowest was 33916, at $209,980.
Do Fort Myers school zones follow city limits?
No. Lee County uses choice zones that cross city and county lines. Most of the city is in the South zone for high school; the parts east of I-75, and East Fort Myers, are in the East zone.
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