Florida · Cape Coral-Fort Myers, FL metro area

Buying a home in Fort Myers, Florida

In Fort Myers, the median value of owner-occupied homes is $384,500, Lee County's effective property tax rate is 0.79%, a purchase mortgage carried a median $9,409 in total loan costs in 2025, and median gross rent is $1,580 a month.

Data as of : Census ACS 2020-2024, Census Vintage 2024, HMDA 2025, HUD FY 2027. Sources

Fort Myers home costs, fact by fact

About Fort Myers

Fort Myers lies in the Cape Coral-Fort Myers, FL metro area, ranked 72nd among U.S. metro areas, and has 99,918 residents. Lee County's effective property tax rate (median tax as a share of home value) is 0.79%, and HUD's Fair Market Rent for a two-bedroom there is $1,835.

Reading the Fort Myers figures

Against the statewide Florida figure of $396,700, Fort Myers lands slightly lower, with owners estimating $384,500 (an owners' estimate, not a sale price). Among the covered Florida cities, Orlando reports $394,100 and Cape Coral $373,500, so Fort Myers falls between them. Tampa comes in higher, with owners estimating $420,400; West Palm Beach also lies above, while Miami lies higher still. Rent tells a gentler story: tenants pay a median of $1,580 a month, below Tampa's $1,701 and Cape Coral's $1,858, yet HUD's benchmark for the Cape Coral-Fort Myers area reaches $1,835.

Only 49.1% of homes are owner-occupied, a little below Tampa's 50.3%, while Cape Coral shows 77.2% and Port St. Lucie 84%. For a buyer, Lee County's levy of 0.79% applied to the county's $362,200 value estimate yields a median annual tax of $2,858. Of 11,344 mortgages recorded in 2025, the typical closing-loan charges came to $9,409, and the central spread ran from $5,510 to $13,555.

Calculate for Florida

If you buy

Florida state transfer tax

Documentary stamp tax on deeds: $0.70 per $100 of consideration, or fraction of $100 (Miami-Dade: $0.60 per $100). Change the price: the amount is recalculated instantly.

Price$396,700
State transfer tax$2,776.90
Share of the price0.7% of the price
Who paysSet by the purchase contract

Default price: the Florida median value of owner-occupied homes, $396,700 (Census ACS 2025). Rule: Divide the consideration by $100, round up to the next whole unit, multiply by $0.70. Consideration includes any mortgage balance on the property, whether or not assumed. Miami-Dade uses $0.60. Who pays: The law makes all parties liable regardless of which agrees to pay; the purchase contract allocates the cost. Not included: county and city transfer taxes, the tax on the mortgage, recording fees, title insurance and lender charges. Florida transfer tax guide · all 50 states.

If you sell

Capital gain and the federal tax on it

Same federal rule in every state: Section 121 of the Internal Revenue Code excludes up to $250,000 of gain on a main home ($500,000 for a married couple filing jointly).

Capital gain$350,000
Section 121 exclusion$250,000 (limit $250,000)
Taxable gain$100,000
Type of gainLong-term (owned over 1 year), 15% chosen
Federal tax on the gain$15,000

Section 121 excludes $250,000; the rest is taxable.

Gain = sale price minus your adjusted basis (purchase price, buying costs and improvements); selling expenses reduce it (IRS Publication 523). Long-term rates for sales in 2026, by taxable income including the gain (IRS Rev. Proc. 2025-32, section 4.03): 0% up to $49,450 single or $98,900 married filing jointly, 15% up to $545,500 single or $613,700 jointly, 20% above. Not included: Florida state income tax on the gain (not computed), the net investment income tax, depreciation recapture on a rental or home office, and the reduced exclusion for an early sale. Agent commissions are negotiated and never set by law. Capital gains on a home sale.

Questions about buying a home in Fort Myers

How much is property tax in Fort Myers?

Homeowners in Lee County pay a median $2,858 a year in property tax, 0.79% of the county median home value of $362,200 (Census ACS 2020-2024). Your bill depends on your assessed value and local rates.

What are closing costs on a mortgage in Fort Myers?

Home-purchase mortgages in Lee County carried median total loan costs of $9,409 in 2025; half of the 11,344 loans fell between $5,510 and $13,555 (HMDA). Total loan costs are the lender and settlement-service charges of the Closing Disclosure; transfer taxes and prepaid items come on top.

Is there a transfer tax when you buy a home in Fort Myers?

Florida's transfer tax is the documentary stamp tax on deeds, 70 cents per $100 of price in every county except Miami-Dade, where it is 60 cents per $100. A mortgage adds 35 cents per $100 and a 0.2% intangible tax.

Is it cheaper to rent or buy in Fort Myers?

It depends on your mortgage rate, down payment and how long you stay. As a benchmark, the median value of owner-occupied homes in Fort Myers ($384,500) equals 20.3 years of the median gross rent ($1,580 a month), both from Census ACS 2020-2024.

What natural hazards affect home insurance in Fort Myers?

Across Florida, the main hazards for home insurance are hurricane wind, flood and storm surge, and the insurer of last resort is Citizens Property Insurance Corporation. A Florida homeowners policy must offer hurricane deductibles of 2%, 5% and 10% of the dwelling limit (s. 627.701), and Citizens requires flood coverage on all its homeowners policies with wind coverage by January 1, 2027.

Run your own numbers: rent vs buy calculator · closing costs calculator.

Florida rules that apply in Fort Myers

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Sources

Florida · All states · Federal guides