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Lee County property appraiser: taxable values likely flat for 2026 as 'just value' slips
Summary
Lee County Property Appraiser Matt Caldwell told the Fort Myers Beach Council the county’s 2026 tax roll shows a slight drop in market ('just') value but that taxable assessed value will be essentially flat because of homestead and non‑homestead assessment caps; he outlined the timeline for draft and official numbers and urged homeowners to consider private appraisals for major rebuild decisions.
Matt Caldwell, Lee County’s property appraiser, told the Fort Myers Beach Town Council on April 6 that early runs of the 2026 tax roll show a modest decline in market or “just” value while taxable assessed value will be essentially flat.
“Right now our analysis is showing a slight decrease year over year in just value,” Caldwell said, adding that taxable value is held in check by the existing assessment caps for homestead and non‑homestead property. “So from your taxable position, essentially year over year flat with a slight decrease in just value.”
Caldwell explained the difference arises from statutory caps that limit assessed-value increases — a 3% cap for homesteads and a 10% cap for…
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