On the ballot Nov 3, 2026: Amendment 3
- Would raise the homestead exemption for non-school property taxes to $150,000 in 2027 and $250,000 in 2028. School taxes still apply.
- Would lower the annual assessment cap on non-homestead property (second homes, rentals) from 10% to 5%.
- Needs 60% voter approval. If it passes, it takes effect Jan 1, 2027.
- Timing matters: people who establish Florida residency by Dec 31, 2026 qualify for the higher exemption; later arrivals get it starting in their fifth year.
- Nothing changes unless voters approve it.
Sources · checked Sept 28, 2026
Deadline: March 1
Own and live in the home on January 1, then apply with the Lee County Property Appraiser by March 1.
Apply with Lee CountyBuying a Cape house? Budget on your numbers, not the seller's
- The assessed value resets to market value when the home sells, so the seller's Save Our Homes savings don't transfer to you.
- Estimate your own tax bill from the purchase price using the Lee County Property Appraiser's tax estimator.
- Also check for UEP assessments on the tax bill (see Sewer / UEP).
The homestead exemption
Up to $50,000 off your home's assessed value, indexed for inflation — up to $51,411 for the 2026 tax year.
Tell me more
- The first $25,000 is exempt from all property taxes, including school taxes.
- A second $25,000 applies to assessed value between $50,000 and $75,000, for non-school taxes only. This second amount is adjusted for inflation starting 2025 (2024 Amendment 5).
- You must own the home and make it your permanent residence as of January 1 of the tax year.
- Apply with the Lee County Property Appraiser by March 1. Late filing is possible only in limited cases.
- Once approved it renews automatically each year, as long as you still qualify.
What to bring when you apply
Proof that you live here full-time.
Tell me more
- Recorded deed or proof of ownership.
- Florida driver's license or ID card with the property address.
- Florida vehicle registration (if you own a vehicle) and Florida voter registration (if a U.S. citizen), or a declaration of domicile.
- Social Security numbers for owners and spouse. Non-citizens need proof of permanent residency.
- Claiming a permanent residence in another state or country disqualifies you.
Sources · checked Sept 27, 2026
Save Our Homes: the 3% cap
Once homesteaded, your assessed value can rise at most 3% a year (or inflation, if lower).
Tell me more
- The cap starts the year after your homestead is first granted.
- The home is reassessed at full market value after a sale or change of ownership.
- Portability: when you move to a new Florida homestead, you can carry up to $500,000 of the capped savings with you. Apply within 3 tax years of leaving the old homestead.
- Non-homestead property (second homes, rentals) is capped at 10% a year for non-school taxes instead.
Sources · checked Sept 27, 2026
Other exemptions you may add
Extra savings for seniors, veterans, surviving spouses and people with disabilities.
Tell me more
- Widow / widower and disability exemptions: $5,000 each.
- Veterans with a service-connected disability of 10% or more: $5,000. Veterans rated 100% permanently and totally disabled may be fully exempt.
- Surviving spouses of first responders or military killed in the line of duty may be fully exempt.
- Senior (65+) low-income exemptions are local options — ask the Property Appraiser which apply in Cape Coral and the income limit this year.
Sources · checked Sept 27, 2026
Homestead protection (not just taxes)
Florida's constitution protects your home from most creditors and limits how it can be left to heirs.
Tell me more
- Your homestead generally can't be forced to sale by most creditors (inside city limits, up to ½ acre). Mortgages, property taxes and home-improvement liens are exceptions.
- If you have a spouse or minor child, you can't freely leave the homestead to someone else in your will. Talk to a Florida estate attorney.
- Selling or mortgaging a homestead usually requires your spouse's signature, even if they're not on the deed.
Sources · checked Sept 27, 2026
Renting out a homestead
Renting can cost you the exemption.
Tell me more
- Renting the entire home for more than 30 days a year in two consecutive years counts as abandoning the homestead.
- Losing it improperly can bring back-taxes, a 50% penalty and 15% interest per year for up to 10 years.
- Vacation-rental rules in Cape Coral are a separate question — check with the city before listing.
Sources · checked Sept 27, 2026
Cape Coral permits & rules for your home
Most work on the house — roofs, docks, seawalls, pools, fences, A/C, windows — needs a city permit.
Tell me more
- Permits are issued by the City of Cape Coral Development Services, applied for online.
- Homeowners can pull some permits themselves under Florida's owner-builder rule, but must do the work personally and can't sell or rent within a year.
- Docks, boat lifts and seawalls can also need state or federal environmental approval — ask the city what applies to your canal.
- Check for open or expired permits before you buy; they can stay with the property.
Sources · checked Sept 27, 2026
General information from official sources, not legal or tax advice. Amounts and rules change — confirm with the Property Appraiser or an attorney before you rely on them.
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