Lee County buyers have opportunities to negotiate, while sellers need thoughtful pricing and preparation. Realtor.com’s September 2026 report identifies Lee County as a buyer’s market, with homes selling approximately 3.8% below asking price on average. Conditions vary by neighborhood, price range and property type.
The passage of Florida’s Amendment 3 adds another consideration for homeowners and buyers. For qualifying homesteaded properties, the exemption for non-school property taxes increases to $150,000 in 2027 and $250,000 in 2028. The school-tax exemption remains $25,000. Different eligibility rules apply to people establishing Florida residency on or after January 1, 2027, with the larger exemption generally beginning in their fifth year of homestead exemption.
Amendment 3 also reduces the annual assessment increase cap for non-homestead properties from 10% to 5%, excluding school taxes. That limits assessed-value increases—not the total tax bill. Actual savings depend on eligibility, property assessments and local tax rates. Your 2026 property tax bill remains unchanged and must still be paid.
For buyers, my advice is to review the full cost of ownership, including insurance, taxes and association fees. Obtain a property-specific tax estimate rather than relying on the seller’s current bill. For sellers, focus on recent comparable sales and how your home competes with other available properties.
Thinking about buying or selling in Cape Coral, Fort Myers, North Fort Myers, Lehigh Acres or Pine Island? Let’s discuss what today’s market means for your plans.
Suzanne Sherer, REALTOR® | Epique Realty
239-565-8670 | SuzanneShererRealtor@gmail.com
www.SuzanneSherer.com
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