Lee County taxes belong in your Vivid Shores budget
Vivid Shores is in Bonita Springs, Lee County. When reviewing a home, use its parcel information and applicable levies rather than a flat percentage of the purchase price.
Separate taxes, district charges and association dues
Ad valorem taxes depend on taxable value and the millage for the property’s taxing districts. Non-ad valorem assessments can appear separately on the tax bill. Vivid Shores has a Community Development District; request current parcel-specific assessment information and review it alongside association fees.
One mill is $1 for each $1,000 of taxable value. An example of $400,000 taxable value at 18 mills produces $7,200 of ad valorem taxes. These figures explain the calculation; they are not a quote for a Vivid Shores home.
New construction can change the tax history
An earlier bill may reflect only the land or an incomplete home. Estimate taxes for the completed property. For a resale, the seller’s assessed value and homestead benefits may not continue after a qualifying ownership change.
Use the official parcel estimate
Search Lee County Property Appraiser records and use its Tax Estimator with the proposed purchase price and your own exemption or portability assumptions. Check what charges the estimate includes and obtain current district information separately.
A qualifying transfer generally ends the seller’s Save Our Homes benefit, with assessment at just value the following January 1. Closing prorations allocate expenses under the contract but do not fix your future taxes.
Vivid Shores CDD: official assessment and district information
Homestead versus non-homestead: the tax benefits
| Feature | Qualifying homestead | Non-homestead |
|---|---|---|
| Use of the home | Your qualifying permanent residence as of January 1. | Usually a seasonal home, second home or investment property. |
| Homestead exemption | The first $25,000 of eligible assessed value is exempt from property taxes. An additional exemption on value above $50,000 applies to non-school taxes; that additional amount is adjusted for positive inflation. | No standard homestead exemption. |
| Assessment growth | Save Our Homes generally limits annual assessed-value increases to the lower of 3% or the applicable inflation rate, beginning after the initial homestead year. | Eligible property generally has a 10% annual assessment cap for non-school levies. This does not apply to school taxes. |
| Moving within Florida | Eligible owners may apply to transfer part or all of an accumulated Save Our Homes assessment benefit through portability. | No homestead portability benefit for a non-homestead purchase. |
The exemption reduces taxable value; it is not a dollar-for-dollar tax credit. For example, a $25,000 exemption against a levy totaling 10 mills saves $250 on that levy. Actual savings depend on which taxes the exemption applies to and the parcel’s millage.
The assessment cap is not a cap on your tax bill. Changes in millage, assessments, improvements or eligibility can change the bill. Assessment benefits can reset after an ownership change. Simply spending winter in Florida does not establish homestead eligibility; the county property appraiser reviews ownership and permanent residency.
Florida homestead exemption and portability information · Florida assessment limitation information
Lee County resources
Lee County Property Appraiser and Tax Estimator
Florida property tax dates and guidance
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