Average Tax Assessment in Lee County
Real Estate Values and Property Tax Valuation in Lee County, Florida
Lee County has a total of 356,926 properties, with a cumulative value of $95.5B, representing 4.60% of all real estate value in Florida. Property taxes in Lee County totaled $1.3B, with an average homeowner paying $3,727 in property taxes, which is slightly higher than the state average of $3,597. The average property tax rate in Lee County is 1.39%, while the state average is 1.34%. Property taxes are based on the assessed value of the property, which is typically lower than the market value.
In Florida, property values are assessed on January 1st. Property value notices are issued in August and property tax appeal deadlines are typically 25 days from the date of the value notices, which is usually in September. Property tax bills are issued on November 1st.
Updated November 01, 2023
| Important Links | |
|---|---|
| Lee Clerk | (979) 542-3684 |
| Lee Mapping/GIS | (815) 288-4483 |
| Lee Chancery Clerk | (662) 432-2100 |
| Lee Clerk of Circuit Court | (276) 346-7763 |
| Important Dates | |
|---|---|
| Property Valuation Date: | January 1st |
| Property Value Notices Issued: | August |
| Property Tax Appeal Deadline: | September or 25 days from date of value notices |
| Property Tax Bills Issued: | November 1st |
| Real Property Tax Bill Due (1st of #): | March 31st |
| Available Exemptions | |
|---|---|
| Early Payment Discount | Available |
| Senior | Available |
| Disabled | Available |
| Homestead | Available |
| Veteran | Available |
| Solar/Wind | Available |
| Charitable | Available |
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Real Estate Statistics in Lee County
Residential Property Taxes by Cities in Lee County
Lee County has an average property tax rate of 1.39%, which is slightly lower than the national average of 1.45%. This rate is applied to the assessed value of a property, and the resulting tax bill can vary significantly from one city to the next. For example, the city of Cape Coral has the highest effective property tax rate in the county at 1.57%, while the city of Boca Grande has the lowest effective property tax rate at 1.06%. This means that homeowners in Cape Coral will pay an average of $3,845 in property taxes, while homeowners in Boca Grande will pay an average of $3,619.
Overall, Lee County has a relatively low property tax rate compared to other counties in the state of Florida. However, it is important to note that the rate can vary significantly from one city to the next, so it is important to research the rates in the area before purchasing a home.
Tax Assessment Value
The following table shows the 10th, 25th, 50th, 75th, and 90th percentile of property assessment value in each city in Lee County. The tax assessment value may differ from the potential sale value, and is used to calculate the property tax for each piece of real estate.
| City | 10th Percentile | 25th Percentile | Median | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Alva | $56,790 | $131,314 | $205,556 | $286,284 | $432,928 |
| Boca Grande | $1,053,989 | $1,229,795 | $1,844,010 | $2,885,598 | $4,998,172 |
| Bokeelia | $80,452 | $141,862 | $201,675 | $287,838 | $425,346 |
| Bonita Springs | $114,686 | $181,989 | $258,307 | $396,026 | $605,063 |
| Cape Coral | $132,288 | $161,652 | $205,515 | $284,133 | $409,161 |
| Captiva | $285,357 | $437,569 | $774,335 | $1,560,669 | $2,792,933 |
| Estero | $119,371 | $176,113 | $254,966 | $375,322 | $535,672 |
| Fort Myers Beach | $196,572 | $259,250 | $359,703 | $480,402 | $673,738 |
| Fort Myers | $81,091 | $116,853 | $176,315 | $261,524 | $374,947 |
| Lehigh Acres | $91,502 | $126,845 | $155,900 | $184,679 | $216,868 |
| Matlacha | $186,955 | $241,444 | $308,311 | $428,142 | $580,906 |
| Miromar Lakes | $258,179 | $358,932 | $556,066 | $1,158,147 | $1,740,454 |
| Naples | $459,451 | $725,228 | $1,471,609 | $2,090,418 | $2,512,650 |
| North Fort Myers | $50,120 | $72,630 | $123,174 | $197,227 | $283,643 |
| Punta Gorda | $148,755 | $175,863 | $254,240 | $323,869 | $435,869 |
| Saint James City | $92,836 | $136,001 | $192,017 | $315,714 | $442,357 |
| Sanibel | $365,063 | $459,208 | $615,688 | $864,086 | $1,298,679 |
Property Tax Bill
This table shows the percentiles of actual property tax paid on residential properties for each city in Lee County.
| City | 10th Percentile | 25th Percentile | Median | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Alva | $801 | $1,517 | $2,614 | $3,973 | $5,353 |
| Boca Grande | $9,430 | $14,062 | $19,546 | $31,022 | $53,579 |
| Bokeelia | $910 | $1,597 | $2,725 | $3,902 | $5,778 |
| Bonita Springs | $1,244 | $2,146 | $3,567 | $5,515 | $8,477 |
| Cape Coral | $1,316 | $2,223 | $3,344 | $4,784 | $6,692 |
| Captiva | $4,034 | $6,704 | $11,024 | $21,616 | $36,922 |
| Estero | $1,364 | $2,458 | $3,591 | $5,336 | $7,477 |
| Fort Myers Beach | $2,359 | $3,346 | $4,745 | $6,443 | $9,065 |
| Fort Myers | $846 | $1,432 | $2,359 | $3,878 | $5,850 |
| Lehigh Acres | $862 | $1,163 | $1,883 | $2,468 | $2,968 |
| Matlacha | $2,331 | $3,102 | $4,364 | $5,815 | $8,016 |
| Miromar Lakes | $4,951 | $6,322 | $8,636 | $16,794 | $25,406 |
| Naples | $7,963 | $9,324 | $19,058 | $28,587 | $33,702 |
| North Fort Myers | $410 | $788 | $1,350 | $2,583 | $4,247 |
| Punta Gorda | $1,647 | $2,281 | $3,259 | $4,287 | $5,650 |
| Saint James City | $1,134 | $1,779 | $2,725 | $4,285 | $6,246 |
| Sanibel | $4,753 | $6,283 | $8,415 | $11,788 | $16,984 |
Effective Property Tax Rate
The effective property tax rate is calculated by dividing the property tax bill by the assessed value. For the percentiles below, the calculation is performed using the percentiles for property tax bill and assessed value above. Therefore, each consecutive percentile doesn't necessarily show a larger value.
| City | 10th Percentile | 25th Percentile | Median | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Alva | 1.41% | 1.16% | 1.27% | 1.39% | 1.24% |
| Boca Grande | 0.89% | 1.14% | 1.06% | 1.08% | 1.07% |
| Bokeelia | 1.13% | 1.13% | 1.35% | 1.36% | 1.36% |
| Bonita Springs | 1.08% | 1.18% | 1.38% | 1.39% | 1.40% |
| Cape Coral | 0.99% | 1.38% | 1.63% | 1.68% | 1.64% |
| Captiva | 1.41% | 1.53% | 1.42% | 1.39% | 1.32% |
| Estero | 1.14% | 1.40% | 1.41% | 1.42% | 1.40% |
| Fort Myers Beach | 1.20% | 1.29% | 1.32% | 1.34% | 1.35% |
| Fort Myers | 1.04% | 1.23% | 1.34% | 1.48% | 1.56% |
| Lehigh Acres | 0.94% | 0.92% | 1.21% | 1.34% | 1.37% |
| Matlacha | 1.25% | 1.28% | 1.42% | 1.36% | 1.38% |
| Miromar Lakes | 1.92% | 1.76% | 1.55% | 1.45% | 1.46% |
| Naples | 1.73% | 1.29% | 1.30% | 1.37% | 1.34% |
| North Fort Myers | 0.82% | 1.08% | 1.10% | 1.31% | 1.50% |
| Punta Gorda | 1.11% | 1.30% | 1.28% | 1.32% | 1.30% |
| Saint James City | 1.22% | 1.31% | 1.42% | 1.36% | 1.41% |
| Sanibel | 1.30% | 1.37% | 1.37% | 1.36% | 1.31% |
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Real Estate Values in Lee County
The median home price in Lee County, Florida has decreased by 1.27% from October 2022 to October 2023, from $393.0K to $390.0K. This decrease in home price is accompanied by an increase in home inventory, from 5.1K in October 2022 to 7.2K in October 2023. This suggests that the housing market in Lee County is becoming more competitive, with more homes available for buyers to choose from.
Average Home Value in Lee County, Florida
Last updated: November 2023
Percent Change in Total Home Sales in Lee County
Last updated: November 2023
Percent Change in New Home Listings in Lee County
Last updated: November 2023
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Mortgage Rates in Lee County
Lee County is home to a large number of outstanding home mortgages, totaling $55.4 billion. This represents an average of $378,000 per loan, which is a significant amount of money relative to the total home value in the county. The median mortgage rate in Lee County varies significantly across cities, ranging from 3.75% in Naples to 4.44% in Boca Grande. This variation in rates can have a significant impact on the total cost of a loan, and it is important for potential borrowers to shop around for the best rate. Overall, Lee County is a great place to find a home mortgage, with a wide range of rates and a large amount of outstanding loans.
Outstanding Mortgages
The table below shows the percentile distribution of outstanding loans on residential properties in Lee County by city.
| City | 10th Percentile | 25th Percentile | Median | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Alva | $87,440 | $137,431 | $203,981 | $268,398 | $370,317 |
| Boca Grande | $223,849 | $351,965 | $659,950 | $1,142,800 | $2,189,489 |
| Bokeelia | $55,774 | $104,745 | $166,979 | $250,621 | $362,396 |
| Bonita Springs | $74,746 | $125,935 | $200,369 | $294,411 | $429,510 |
| Cape Coral | $62,823 | $109,335 | $173,681 | $243,236 | $344,375 |
| Captiva | $159,517 | $265,784 | $473,734 | $954,247 | $1,589,669 |
| Estero | $85,439 | $133,805 | $206,829 | $304,123 | $420,833 |
| Fort Myers Beach | $99,565 | $165,303 | $251,107 | $375,778 | $576,936 |
| Fort Myers | $58,919 | $99,727 | $162,965 | $244,304 | $340,719 |
| Lehigh Acres | $45,785 | $77,918 | $135,445 | $187,779 | $239,761 |
| Matlacha | $73,229 | $148,403 | $262,552 | $384,455 | $576,817 |
| Miromar Lakes | $156,441 | $231,258 | $358,781 | $616,387 | $980,302 |
| Naples | $213,100 | $362,224 | $681,385 | $1,166,301 | $1,765,595 |
| North Fort Myers | $39,259 | $77,066 | $132,658 | $203,296 | $287,280 |
| Punta Gorda | $76,821 | $119,702 | $181,227 | $259,239 | $357,930 |
| Saint James City | $71,336 | $111,227 | $181,025 | $275,254 | $413,731 |
| Sanibel | $171,499 | $263,913 | $376,243 | $543,887 | $824,499 |
Mortgage Rates
The following table shows the 10th, 25th, 50th, 75th, and 90th percentile of mortgage rates in cities across Lee County.
| City | 10th Percentile | 25th Percentile | Median | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Alva | 2.80% | 3.10% | 3.87% | 4.76% | 6.60% |
| Boca Grande | 2.97% | 3.59% | 4.44% | 6.57% | 7.78% |
| Bokeelia | 2.90% | 3.52% | 4.27% | 6.00% | 7.29% |
| Bonita Springs | 2.90% | 3.50% | 4.20% | 5.78% | 7.05% |
| Cape Coral | 2.90% | 3.40% | 4.10% | 5.16% | 6.67% |
| Captiva | 2.80% | 3.10% | 3.92% | 5.54% | 7.44% |
| Estero | 2.90% | 3.43% | 4.11% | 5.65% | 6.81% |
| Fort Myers Beach | 2.90% | 3.57% | 4.40% | 6.36% | 7.64% |
| Fort Myers | 2.90% | 3.47% | 4.16% | 5.69% | 7.01% |
| Lehigh Acres | 2.90% | 3.55% | 4.30% | 5.25% | 6.38% |
| Matlacha | 2.80% | 3.38% | 4.09% | 5.96% | 7.14% |
| Miromar Lakes | 2.80% | 3.01% | 3.90% | 4.91% | 6.03% |
| Naples | 2.78% | 3.10% | 3.75% | 4.71% | 6.09% |
| North Fort Myers | 2.90% | 3.50% | 4.30% | 5.99% | 7.20% |
| Punta Gorda | 2.90% | 3.43% | 4.16% | 5.75% | 7.12% |
| Saint James City | 2.90% | 3.55% | 4.30% | 6.00% | 7.25% |
| Sanibel | 2.90% | 3.45% | 4.25% | 6.12% | 7.44% |
Housing Expenses in Lee County, Florida
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