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Lee County · FL

Property taxes in Cape Coral

By Mariela Lovo Ol, REALTOR® · Updated

In Cape Coral, several taxing authorities set property taxes, and the Lee County Tax Collector sends the bill once a year. What you pay depends on the assessed value, your exemptions and the total millage rate (tax rate) for your parcel.

How is a Cape Coral property tax bill built?

The Lee County Property Appraiser sets the value as of January 1. It also applies exemptions and caps. The taxing bodies set the millage rates. These include the City of Cape Coral, Lee County, the school board and special districts. The Property Appraiser does not set your tax amount.

Before rates are final, the Property Appraiser mails a TRIM (Truth in Millage) notice. It shows the proposed value, exemptions and taxes. It also lists the dates of budget hearings. That is the time to question a value or speak at a hearing.

How does the homestead exemption work?

Is the home your main, full-time residence on January 1? Then file for homestead with the Lee County Property Appraiser by March 1. The first $25,000 of assessed value is free from all property taxes. For tax year 2026, up to $26,411 more is free from non-school taxes on value above $50,000.

After that, the Save Our Homes cap limits yearly rises in assessed value to 3%. Other exemptions exist for seniors with limited income, widows and widowers, and people with disabilities.

Can I bring my Save Our Homes benefit from another Florida home?

Yes, through portability. You can transfer up to $500,000 of the Save Our Homes benefit to a new Florida homestead if you establish it within three years of leaving the old one. File form DR-501T with your homestead application.

What if the Cape Coral home is not my primary residence?

Second homes, rentals and vacant lots do not get homestead. Most other property gets a 10% cap on yearly rises in assessed value. It is applied on its own. But the cap does not apply to school board taxes.

Keep in mind that a sale resets the value. When the owner changes before January 1, the last owner's Save Our Homes or 10% cap benefit goes away. The assessed value resets to market value. Do not budget from the seller's tax bill.

Are there CDD assessments or utility charges on the bill?

Some Florida communities are inside a Community Development District. It can charge its own taxes or fees on top of county taxes. The sales contract must disclose this in bold type. In Utilities Extension Project areas, ask how the utility assessment is billed and paid off.

When are Cape Coral property taxes due?

Bills go out in November and are due by March 31. Paying early earns a discount: 4% in November, 3% in December, 2% in January and 1% in February.

A proposed change to the state constitution, HJR 1-F, is on the November 2026 ballot. If voters pass it, the homestead exemption for non-school taxes would rise to $150,000 in 2027 and $250,000 in 2028. New residents would get a different amount. Check the final result before you budget.

Compare the full budget on the Cape Coral cost of living page. Estimate a payment with the mortgage calculator.

Common questions

When is the homestead deadline in Cape Coral?

File with the Lee County Property Appraiser by March 1 of the year you qualify. You must own the home and live in it as your main, full-time residence on January 1 of that year.

Why will my taxes be higher than the seller's?

A sale resets the assessed value to market value on the next January 1. That removes the seller's Save Our Homes or 10% cap benefit. Estimate taxes from the price you pay and current rates, not the seller's bill.

Is there a discount for paying Cape Coral property taxes early?

Yes. The Lee County Tax Collector gives 4% off in November, 3% in December, 2% in January and 1% in February. The full amount is due by March 31.

What is on the November 2026 ballot about property taxes?

HJR 1-F would raise the homestead exemption on non-school taxes to $150,000 in 2027 and $250,000 in 2028. It would also lower the yearly assessment cap on non-home property from 10% to 5%. It needs voter approval to take effect.

Sources

  1. QuickFacts: Cape Coral city; Fort Myers city; Lehigh Acres CDP; North Fort Myers CDP; Lee County, Florida, U.S. Census Bureau (read 2026-09-24)
  2. Play, City of Cape Coral (read 2026-09-24)
  3. History of Cape Coral, Cape Coral Museum of History (read 2026-09-24)
  4. Live (new resident information), City of Cape Coral (read 2026-09-24)
  5. Utilities Extension Project (UEP), City of Cape Coral (read 2026-09-24)
  6. Find Your Future Utilities Extension Area, City of Cape Coral (read 2026-09-24)
  7. Parks & Facilities Map, City of Cape Coral (read 2026-09-24)
  8. Four Mile Cove Ecological Preserve, City of Cape Coral (read 2026-09-24)
  9. Sirenia Vista Park, City of Cape Coral (read 2026-09-24)
  10. FEMA (Substantial Improvement/Substantial Damage), City of Cape Coral (read 2026-09-24)
  11. Student Enrollment Plan 2026-2027 (Board approved December 1, 2025), The School District of Lee County (read 2026-09-24)
  12. School Zones, The School District of Lee County (read 2026-09-24)
  13. Hurricane Season, City of Fort Myers (read 2026-09-24)
  14. Tropical Cyclone Report: Hurricane Ian (AL092022), NOAA National Hurricane Center (read 2026-09-24)
  15. Tropical Cyclone Report: Hurricane Milton (AL142024), NOAA National Hurricane Center (read 2026-09-24)
  16. Flood Insurance, FEMA (read 2026-09-24)
  17. Wind Mitigation Resources, Florida Office of Insurance Regulation (read 2026-09-24)
  18. Florida Statutes 689.302 (flood disclosure in sale of real property), The Florida Senate (read 2026-09-24)
  19. Florida Case Study, International Code Council (read 2026-09-24)
  20. Lee County Tolls - LeeWay, Lee County Government (read 2026-09-24)
  21. About LCEC, LCEC (read 2026-09-24)
  22. Southwest Florida International Airport, Lee County Port Authority (read 2026-09-24)
  23. Emergency Management (Know Your Zone, LeePrepares, AlertLee), Lee County Government (read 2026-09-24)
  24. Sales and Use Tax, Florida Department of Revenue (read 2026-09-24)
  25. Discretionary Sales Surtax Information for Calendar Year 2026 (DR-15DSS), Florida Department of Revenue (read 2026-09-24)
  26. Do I have to file a personal income tax return in Florida?, Florida Department of Revenue (read 2026-09-24)
  27. Real Estate Property Taxes, Lee County Tax Collector (read 2026-09-24)
  28. General Exemption Information, Lee County Property Appraiser (read 2026-09-24)
  29. Transfer of Homestead Assessment Difference (Portability), Lee County Property Appraiser (read 2026-09-24)
  30. 10% Assessment Limitation Frequently Asked Questions, Lee County Property Appraiser (read 2026-09-24)
  31. TRIM Information (six factors that increase taxes; ownership change resets caps), Lee County Property Appraiser (read 2026-09-24)
  32. Senate Passes Historic $250,000 Property Tax Cut for Florida Homeowners (HJR 1-F), June 2, 2026, The Florida Senate (read 2026-09-24)
  33. Florida Statutes 190.048 (sale of real estate within a community development district; required disclosure), The Florida Senate (read 2026-09-24)
  34. Florida Statutes 515.27 (residential swimming pool safety feature options), The Florida Senate (read 2026-09-24)
  35. 203(k) Rehabilitation Mortgage Insurance Program Types, U.S. Department of Housing and Urban Development (read 2026-09-24)
  36. Selling Guide B5-3.2-01, HomeStyle Renovation Mortgages, Fannie Mae (read 2026-09-24)
  37. 2025-2026 School Grades Report (district grade issued by FLDOE July 1, 2026), The School District of Lee County (read 2026-09-24)
  38. Charter School Frequently Asked Questions, The School District of Lee County (read 2026-09-24)
  39. School Grades, Florida Department of Education (read 2026-09-24)
  40. Building Division (Development Services), City of Cape Coral (read 2026-09-24)
  41. Permitting Services Division, City of Cape Coral (read 2026-09-24)
  42. Oasis Charter School Information (municipal charter school system), City of Cape Coral (read 2026-09-24)

Last reviewed: 2026-09-24. Descriptions cover places and amenities, not the people who live there. We are committed to the Fair Housing Act.