Buying a home in Fort Myers comes with a valuable tax break you do not want to miss. If your Lee County property is your permanent residence, the Florida homestead exemption can lower your taxable value and help control future tax increases. You will learn who qualifies, what to file, key deadlines, and how to apply locally. Let’s dive in.

What the homestead exemption does

The homestead exemption reduces the taxable assessed value of a home you use as your permanent residence. In Florida, the total reduction is commonly described as up to 50,000 dollars. The exemption is applied in two parts, which affects how much you save on different portions of your tax bill.

The first 25,000 dollars applies to all taxing authorities and to the first 50,000 dollars of assessed value. The second 25,000 dollars applies only to non-school taxes and only to the assessed value between 50,000 and 75,000 dollars. This means your school tax savings generally reflect only the first 25,000 dollars portion.

Who qualifies in Florida

To qualify, you must own the property and use it as your permanent legal residence as of January 1 of the tax year. The exemption is administered under Florida law and processed by your county property appraiser. You do not get it automatically when you buy a house.

You can claim a homestead exemption on only one property. Florida residency is required, but U.S. citizenship is not the test. The focus is on ownership and using the property as your primary residence.

For statewide details and definitions, review Florida’s homestead guidance from the Florida Department of Revenue and the legal framework in Chapter 196 of the Florida Statutes.

Save Our Homes and portability

Once your homestead is approved, the Save Our Homes benefit limits how fast your assessed value can rise. Each year, the increase is capped at the lesser of 3 percent or the change in the Consumer Price Index. Over time, this can create a sizable gap between market value and taxable assessed value.

If you move to another Florida homestead, you may be able to transfer part or all of that assessment difference. This is called portability. You must apply for portability with your new county to carry the benefit forward.

Key dates for Lee County

The occupancy date is January 1. You must own and occupy the property as your permanent residence on that date to qualify for that tax year. The filing deadline to apply for homestead is March 1 of that same year.

For example, if you owned and lived in your Fort Myers home on January 1, 2025, you must file by March 1, 2025, to receive the exemption for 2025 taxes. If you miss March 1, late filing may be possible only in limited situations, and you may need to wait until the next tax year. For current procedures and contact information, visit the Lee County government site.

How to file in Lee County

You can typically apply online, in person, or by mail with the Lee County Property Appraiser. The county will review your application and documents, then show approved exemptions on your summer TRIM notice and your tax bill. Start by reviewing local instructions on the Lee County Property Appraiser pages.

Follow these steps:

1. Confirm eligibility

• Make sure you owned the property and it was your permanent residence on January 1 of the tax year.
• Confirm you do not claim homestead on another property.

2. Gather documents

• See the checklist below for common documents. Requirements can vary by county and change over time.

3. Apply by March 1

• Submit your homestead application to the Lee County Property Appraiser by the March 1 deadline. You can usually apply online, visit the office in person, or mail the form. If you are filing after March 1, ask about late filing rules.

4. Add portability if needed

• If you are moving from a prior Florida homestead, complete the portability application or the portability section of the homestead form as directed.

5. Keep records and monitor

• Save copies of everything you submit. Watch for a determination letter and review your TRIM notice in July or August to confirm your assessed value and exemptions are correct.

Required documents: what you will likely need

Counties request similar items, but always verify the current list on the Lee County Property Appraiser pages. Common items include:

• Proof of ownership, such as a recorded deed or closing statement.
• Proof of Florida residency and your residence address as of January 1, such as a Florida driver’s license or ID card, vehicle registration, voter registration, utility bills, or a Declaration of Domicile.
• Social Security number may be requested on the application for identity verification.
• If filing online, be ready to upload legible copies. If filing in person, bring originals and copies.

Special situations to know

• Multiple owners: One qualifying owner who makes the property a permanent residence can apply. Not all co-owners must live there.
• Condos and mobile homes: Homestead can apply if the property is your permanent residence. For mobile homes, the rules can vary for the home and the lot. Check with the property appraiser.
• Renting a portion of the home: Renting space can affect eligibility or result in a partial exemption. Ask the property appraiser about your specific setup.
• Non-U.S. citizens: Eligibility is based on residence and ownership, not citizenship. Confirm current documentation requirements with the county.
• Moving to a new Florida home: File for homestead on the new property by March 1, and consider a portability application to transfer Save Our Homes benefits.

What you could save

Your tax amount depends on taxable value and local millage rates. The basic formula looks like this:

• Taxable value = Assessed value minus exemptions
• Property tax due = (Taxable value divided by 1,000) times your total millage rate

Example: If your assessed value is 300,000 dollars and your homestead exemption lowers taxable value by 50,000 dollars, your taxable value becomes 250,000 dollars. Your actual savings depend on the combined millage rate for your taxing authorities, including county, city, school board, and any special districts. For statewide homestead guidance, visit the Florida Department of Revenue.

Quick checklist for Fort Myers homeowners

Use this before you apply:

• Permanent residence confirmed by January 1.
• Apply for homestead by March 1.
• Gather ID and residency documents showing your property address.
• Include proof of ownership, such as your deed.
• If eligible, complete portability forms with your application.
• Save copies and watch your summer TRIM notice for confirmation.

After you file: what to expect

The property appraiser will review your application and may request more information. You will receive an acknowledgment or decision. Approved exemptions will appear on your summer TRIM notice and on your tax bill.

Once granted, your homestead exemption typically renews automatically as long as you still qualify. If your exemption is missing or your assessed value seems off on the TRIM notice, contact the Lee County Property Appraiser promptly. For payment questions, the Lee County Tax Collector can help, and you can start from the Lee County government site to find the right office.

If you need help deciding how this affects your buying or selling timeline in Fort Myers, reach out. As a local, bilingual guide focused on education and clear steps, I am here to make the process smooth.

Ready to protect your tax savings and plan your next move with confidence? Connect with Adolfo Diaz for friendly, step-by-step guidance.

FAQs

Do new Fort Myers homeowners get homestead automatically?

• No. You must apply with the Lee County Property Appraiser by March 1 to receive the exemption for that tax year.

What are the key Florida dates to claim homestead?

• You must own and occupy the property as your permanent residence on January 1 and file your application by March 1 of the same year.

Can I claim homestead on two homes at once?

• No. Homestead is limited to one Florida residence per person.

I moved to Florida after January 1. Can I claim this year?

• Usually no. If you did not occupy the home as your permanent residence on January 1, you will typically file for the next tax year.

How does homestead affect school taxes in Lee County?

• The first 25,000 dollars of the exemption applies to all taxes, including school taxes. The additional 25,000 dollars applies only to non-school taxes and only to value between 50,000 and 75,000 dollars.

What is the Save Our Homes cap and why does it matter?

• For homesteaded property, assessed value increases are limited each year to the lesser of 3 percent or the change in the Consumer Price Index, which can stabilize your tax bill over time.

How do I transfer Save Our Homes benefits when I move?

• File a portability application with the property appraiser in the county of your new Florida homestead, typically at the same time you file for homestead.