All Florida countiesBased on the 2026 certified tax rollFlorida voters approved Amendment 3 on Nov. 3, 2026. It raises the homestead exemption for every property tax except school taxes to $150,000 in 2027 and $250,000 in 2028. That means county taxes everywhere in Lee County, plus city taxes for homes inside city limits. Search for a property to see an estimate.
These estimates use current numbers. Amendment 3 will usher in substantial changes to how local governments must tax in order to provide essential services. This tool shows only what the change means based on 2026 values and final 2026 tax rates. Non-ad valorem assessments, such as fire, solid waste and stormwater fees, are likely to rise to make up for budget shortfalls, and they are not included here.
Illustrative estimates only. The figures on this site are meant to illustrate how Amendment 3 could work based on current data. They are not official. For official information about budgets, tax rates and revenue, contact your city, town or Lee County government directly. For official property values and exemptions, contact the Lee County Property Appraiser.
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Use this if your property isn't listed or you recently bought it. Your assessed value is on your TRIM notice from the Property Appraiser.
How many of the county's 563,025 parcels, including 215,557 with a homestead exemption, would owe no property tax other than school taxes. That means no county tax, and no city tax for property inside city limits.
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Non-ad valorem assessments, such as fire, solid waste and stormwater charges, are not included. Figures are gross levies, before early-payment discounts of up to 4% and unpaid taxes; Florida law requires taxing authorities to budget at least 95% of their ad valorem proceeds. Estimated non-school ad valorem taxes on the roll if every taxing authority kept its final 2026 rate. Assessed values of homesteads rise by up to 3% a year, never above just value; other property is held at 2026 values. In practice, local governments will set new rates each year.
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Estimated ad valorem revenue for Lee County government's property taxes at final 2026 rates, before and after the new homestead exemption. Homestead assessed values rise by up to 3% a year (never above each home's just value); other property stays at 2026 values. These are illustrative estimates only.
| Levy | Millage | 2026 revenue (95%) | 2028 estimate (95%) | Change | Percent change |
|---|---|---|---|---|---|
| Countywide levy | 3.7623 | $532,585,938 | $429,276,540 | −$103,309,398 | −19.4% |
| Unincorporated area MSTU | 0.8398 | $51,081,288 | $40,898,034 | −$10,183,254 | −19.9% |
| Lehigh Acres street lighting MSTU | 0.4000 | $4,148,745 | $2,873,336 | −$1,275,409 | −30.7% |
| San Carlos Park MSTU | 0.3000 | $389,165 | $258,815 | −$130,350 | −33.5% |
| Skyline Drive street lighting MSTU | 0.1800 | $88,520 | $64,218 | −$24,302 | −27.5% |
| Fort Myers Shores street lighting MSTU | 0.1620 | $50,369 | $36,875 | −$13,493 | −26.8% |
| Burnt Store fire protection MSTU | 2.8000 | $1,618,288 | $1,218,044 | −$400,244 | −24.7% |
| North Fort Myers lighting and sidewalk MSTU | 0.2020 | $73,905 | $70,979 | −$2,927 | −4.0% |
| Gasparilla Island MSTU | 0.0320 | $122,942 | $121,689 | −$1,253 | −1.0% |
| Whiskey Creek Club Estates MSTU | 1.0000 | $308,191 | $164,395 | −$143,796 | −46.7% |
| San Carlos Island street lighting MSTU | 0.0740 | $37,006 | $33,667 | −$3,339 | −9.0% |
| Fort Myers Villas street lighting MSTU | 0.2200 | $39,276 | $18,717 | −$20,559 | −52.3% |
| Pine Manor street lighting MSTU | 0.4160 | $46,154 | $43,966 | −$2,188 | −4.7% |
| Palmona Park street lighting MSTU | 0.8000 | $45,230 | $40,732 | −$4,498 | −9.9% |
| Waterway Estates street lighting MSTU | 0.3000 | $37,427 | $22,014 | −$15,413 | −41.2% |
| Northeast Hurricane Bay MSTU | 1.0000 | $176,565 | $147,343 | −$29,222 | −16.6% |
| Town and River improvement MSTU | 0.5000 | $167,874 | $143,283 | −$24,591 | −14.6% |
| Tropic Isles street lighting MSTU | 0.5300 | $25,813 | $15,779 | −$10,035 | −38.9% |
| Russell Park street lighting MSTU | 0.5340 | $21,874 | $18,378 | −$3,496 | −16.0% |
| Cypress Lake street lighting MSTU | 0.4060 | $29,745 | $14,194 | −$15,551 | −52.3% |
| Tanglewood improvement MSTU | 1.2500 | $87,015 | $36,404 | −$50,611 | −58.2% |
| Harlem Heights street lighting MSTU | 0.5000 | $11,554 | $7,304 | −$4,251 | −36.8% |
| Morse Shores street lighting MSTU | 0.3270 | $15,581 | $10,413 | −$5,168 | −33.2% |
| Alabama Grove street lighting MSTU | 0.5500 | $26,005 | $21,231 | −$4,774 | −18.4% |
| Flamingo Bay street lighting MSTU | 0.3000 | $10,364 | $9,055 | −$1,308 | −12.6% |
| Riverdale Shores improvement MSTU | 2.1000 | $64,800 | $38,462 | −$26,337 | −40.6% |
| St. Jude Harbors street lighting MSTU | 0.2400 | $14,521 | $11,947 | −$2,573 | −17.7% |
| Birkdale street lighting MSTU | 0.3100 | $12,154 | $7,607 | −$4,547 | −37.4% |
| Maravilla fire district MSTU | 2.0000 | $50,438 | $41,509 | −$8,929 | −17.7% |
| Iona Gardens street lighting MSTU | 0.5600 | $8,334 | $6,876 | −$1,458 | −17.5% |
| Trailwinds street lighting MSTU | 0.4650 | $10,758 | $8,262 | −$2,496 | −23.2% |
| Page Park street lighting MSTU | 0.2200 | $13,927 | $13,644 | −$283 | −2.0% |
| Charleston Park street lighting MSTU | 1.3600 | $7,964 | $7,178 | −$786 | −9.9% |
| Daughtrey's Creek street lighting MSTU | 0.9500 | $29,843 | $11,596 | −$18,246 | −61.1% |
| Useppa Island fire protection MSTU | 5.0062 | $597,677 | $575,104 | −$22,573 | −3.8% |
| Palmetto Point MSTU | 1.2500 | $232,999 | $219,786 | −$13,213 | −5.7% |
| McGregor Isles special improvement unit | 0.5000 | $40,322 | $32,105 | −$8,217 | −20.4% |
| Billy Creek Commerce Center MSTU | 0.1468 | $17,638 | $17,638 | $0 | +0.0% |
| Port Edison street lighting MSTU | 0.5000 | $10,248 | $6,938 | −$3,310 | −32.3% |
| Lochmoor street lighting MSTU | 0.7050 | $12,637 | $3,791 | −$8,846 | −70.0% |
| Heiman/Apollo street lighting MSTU | 0.9200 | $8,734 | $7,948 | −$786 | −9.0% |
| Villa Palm street lighting MSTU | 0.7100 | $10,300 | $3,215 | −$7,085 | −68.8% |
| Mobile Haven street lighting MSTU | 0.7500 | $7,369 | $6,262 | −$1,106 | −15.0% |
| Bayshore Estates street lighting MSTU | 1.7200 | $14,784 | $7,522 | −$7,262 | −49.1% |
| Hendry Creek street lighting MSTU | 0.4400 | $12,354 | $8,710 | −$3,645 | −29.5% |
| Waterway Shores street lighting MSTU | 1.3000 | $7,472 | $4,846 | −$2,627 | −35.2% |
| Villa Pines street lighting MSTU | 0.3600 | $9,669 | $8,401 | −$1,268 | −13.1% |
| All county levies | $592,439,777 | $476,614,755 | −$115,825,022 | −19.6% |
See the Lee County government page for the full estimates, what drives them and their limitations.
Estimated ad valorem revenue for taxing authorities that are separate from Lee County government, at final 2026 rates. Homestead assessed values rise by up to 3% a year (never above each home's just value); other property stays at 2026 values. These are illustrative estimates only.
| Taxing authority | Millage | 2026 revenue (95%) | 2028 estimate (95%) | Change | Percent change |
|---|---|---|---|---|---|
| Lee County Library District | 0.4218 | $55,010,838 | $43,716,510 | −$11,294,328 | −20.5% |
| Lee County Mosquito Control District | 0.2096 | $28,542,691 | $22,857,916 | −$5,684,775 | −19.9% |
| Lee County Hyacinth Control District | 0.0190 | $2,689,613 | $2,167,890 | −$521,723 | −19.4% |
| West Coast Inland Navigation District | 0.0394 | $5,577,409 | $4,495,520 | −$1,081,889 | −19.4% |
Districts that cover the whole county levy on the same taxable value as Lee County government's countywide levies, so their estimated percentage changes match; districts that cover only part of the county can differ. Each page lists the full limitations.
Estimated city ad valorem revenue at each city's or town's final 2026 tax rate, before and after the new homestead exemption. Homestead assessed values rise by up to 3% a year (never above each home's just value); other property stays at 2026 values. These are estimates only: values, the number of homesteads and tax rates will change, and property taxes are one of several revenue sources. Each page lists the full limitations.
The size of the estimated change depends mostly on how much of each place's taxable value comes from homesteads. In 2026 that share ranges from 16.6% in Fort Myers Beach to 42.0% in Estero. Lower home values also play a part, because a flat exemption removes a larger share of a lower-valued home's taxable value.
| City or town | City millage | Homesteads | Homestead share of taxable value | 2026 city revenue (95%) | 2028 estimate (95%) | Change | Percent change |
|---|---|---|---|---|---|---|---|
| City of Bonita Springs | 0.8411 | 17,006 | 39.2% | $15,229,769 | $13,201,659 | −$2,028,110 | −13.3% |
| City of Cape Coral | 5.1471 | 62,711 | 40.9% | $156,707,715 | $113,755,647 | −$42,952,068 | −27.4% |
| Village of Estero | 0.7300 | 12,680 | 42.0% | $6,972,073 | $5,589,787 | −$1,382,286 | −19.8% |
| City of Fort Myers | 6.9000 | 16,630 | 26.9% | $84,276,495 | $69,942,955 | −$14,333,540 | −17.0% |
| Town of Fort Myers Beach | 1.0655 | 1,667 | 16.6% | $5,095,400 | $4,813,498 | −$281,902 | −5.5% |
| City of Sanibel | 2.5000 | 2,145 | 29.4% | $14,101,510 | $13,247,277 | −$854,233 | −6.1% |
Revenue is shown on a budget basis: 95% of the gross levy (taxable value times the city tax rate). Florida law requires taxing authorities to plan on at least 95% of ad valorem proceeds, which allows for early-payment discounts of up to 4% and for unpaid taxes. Percent changes are the same on either basis. Compare cities and towns side by side.
Have a question about the calculator, or think a property's numbers are wrong? Send a message. For official corrections to your property record, contact the Lee County Property Appraiser.