Tax roll shows smaller property valuation dip
The July 1 preliminary tax roll values in Lee County show a bit brighter picture than the estimated tax roll values for 2026 — overall valuation shows a shallower dip.
The Lee County tax roll overall valuation had a decline of .96%, a change from the June estimated tax roll of s 1.94% dip. The value change was a decline of $2,101,837,068 for the total just.
New construction boosted taxable valuation numbers.
The total assessed went from $172,264,003,212 in 2025 to 180,275,594,336 in 2026, a value change of $8,011,591,124, a 4.65% increase.
The total taxable value went from $149,522,453,040 in 2025 to $156,343,833,312, a value change of $6,821,380,272, a 4.56% increase. The school taxable amount for 2025 was $168,485,807,428, compared to the 2026 preliminary of $171,791,835,932 a 1.96% change.
Lee County’s new construction just went from $7,190,651,671 in 2025, to $6,570,129,741 in 2026.
The new construction taxable values for 2025 was $5,131,498,049 to $4,732,292,098 in 2026.
Cape Coral saw some movement from the estimated values.
The total just for Cape Coral in 2025 was $46,740,969,780. The preliminary sat at $46,001,268,117, compared to the estimated $45,737,981,000. The change was a 1.58% decrease, rather than a 2.15% decrease, or $739,701,663 difference for 2026.
The total assessed was $37,243,502,093 in 2025, compared to the estimated $38,229,748,000, a 2.65% increase, or $986,245,907 in 2026. The preliminary 2026 total assessed was $38,609,299,986, or a 3.67% increase – $1,365,797,893.
The total taxable value for 2025 was $32,039,206,517, compared to the estimated $32,790,475,000, a 2.34% difference, or $751,268,483 increase in 2026. The July 1 total taxable value is $33,099,276,068, or a 3.31% increase – $1,060,069,551.
The new construction just for 2025 was $1,606,908,724, compared to the estimated $1,302,299,307 for 2026. The July 1 values are $1,362,594,672.
The new construction taxable value is $1,574,138,502 for 2025, and the estimated value for 2026 is $1,176,589,188. The July 1 values are $1,221,278,095.
Lee County Property Appraiser Matt Caldwell was traveling and could not be reached for comment on the report.
With the new property tax amendment that was put on the ballot this November, he said in a Breeze interview last month, that the city of Cape Coral would be a prime example of impact on property owners if the measure passes.
Caldwell said with Cape Coral being overwhelmingly made up of homestead residential properties, its residents would see the bulk of tax savings.
“It’s a pros and cons evaluation,” he said of the amendment. “It’s all up to the voters on how to tackle it. The homestead property owners will see savings. There is a risk the non-ad valorem fees go up, and Cape Coral is already one of the larges users with non-ad valorem fees. There is potential that the city simply shifts the costs to that side of the bill.”
Caldwell said in the interview last month that the question residents are going to have to figure out is what is the best way to pay for services – or not have the services at all, ultimately.
The city of Fort Myers total just valuation in the July 1 report had a 1.07% drop.
The city of Sanibel total just valuation had a 1.27% increase with total assessed and total taxable both also increasing, 8.11% and 8.15% respectively.
The town of Fort Myers Beach total just valuation in the July 1 report had a 1.62% decrease with Lee County’s highest increase on total assessed and total taxable, 8.38% and 8.52% respectively.
The city of Bonita Springs total just valuation had a 4.05% drop and the Village of Estero had a 5.88% drop.
The Bayshore Fire & Rescue District total just valuation had an 9.97% increase; the North Fort Myers Fire District had a 6.51% increase; the Matlacha Pine Island Fire Control District had a 3.98% increase; and Lehigh Acres Fire Control and Rescue has a 17.08% increase
The official tax roll came out on July 1, which is what the taxing authorities will use for their August budget hearings. The TRIM, or Truth in Millage, notices will also be sent to property owners in August. The budget process will be wrapped up and combined and sent to the tax collector in October.
The Lee County Tax Roll, compiled annually by the Lee County Property Appraiser’s Office, is the official record that documents the assessed value of every property within the county and serves as the foundation for calculating property taxes. The Property Appraiser begins compiling the tax roll on Jan. 1 of each year. Jan. 1 is the “statutory assessment date,” meaning property values and ownership status as of Jan. 1 are used to determine assessments for the year. Property values are analyzed using recent sales data, market trends, construction permits, and field inspections to establish fair market value. The property tax roll then is fine-tuned from the preliminary tax roll, the document just released, to the certified tax roll to be release July 1. Preliminary figures may change before the final certified tax roll is submitted to the state.
To reach MEGHAN BRADBURY, please email news@breezenewspapers.com