Lee County remains one of the fastest-growing regions in the United States. Comprising diverse areas like Cape Coral, Fort Myers, Lehigh Acres, and Alva, it offers a unique landscape for both seasonal residents and long-term investors. However, buying land here involves navigating specific environmental and regulatory hurdles that can significantly impact your bottom line.
1. Utilities and Infrastructure: Beyond the Map
Service availability is the most critical factor in determining a lot’s value and buildability:
- Water & Sewer: In Lehigh Acres and rural Alva, most residential lots rely on private wells and septic systems. As of 2025, the installation of these systems can range from $18,000 to $35,000.
- Utility Expansion Projects (UEP): In Cape Coral, the city is aggressively expanding municipal services. If you purchase a lot in a future expansion zone, you may be responsible for “assessments”—special taxes that can exceed $20,000, typically payable over several years via property taxes.
- Impact Fees: These are one-time charges on new development to fund infrastructure like roads and schools. For a single-family home in unincorporated Lee County, expect to pay around $5,700 in utility capacity fees alone, on top of standard building permit costs.
2. Climate and Environmental Regulations
Florida’s beauty comes with strict environmental protections:
- Flood Zones and Elevation: Always request an Elevation Certificate during your due diligence period. Lots in FEMA Zones AE or VE require higher insurance premiums and necessitate building the home on an elevated foundation, which significantly increases fill-dirt and construction costs.
- Protected Species: Lee County is a habitat for the Gopher Tortoise and the Burrowing Owl. If an active burrow is found on your lot, you cannot build until a state-authorized agent relocates the animals with FWC permits. This process is time-consuming and can cost thousands of dollars.
- Scrub-Jay Areas: Certain parts of the county are designated as consultation areas for the federally threatened Florida Scrub-Jay, requiring additional environmental surveys and potential mitigation fees.
3. Market Trends and Price Ranges (2025 Outlook)
While the market has normalized since the post-pandemic surge, prices remain resilient:
- Lehigh Acres: The most affordable entry point. Quarter-acre lots currently range from $22,000 to $45,000. It is a popular choice for first-time builders and “buy-and-hold” investors.
- Cape Coral: Prices vary by water access. “Dry” lots are priced between $45,000 and $70,000, whereas lots with Gulf access (via canals) start at $250,000 and go up drastically depending on the width of the canal and bridge clearances.
- Alva & North Fort Myers: Ideal for those seeking privacy and acreage. The average price per acre is approximately $60,000, though “cleared” land commands a premium over raw, wooded parcels.
4. Lifestyle and Character
- Cape Coral: Known as the “Waterfront Wonderland,” it boasts over 400 miles of canals. It is a boater’s dream and a hub for aquatic activities.
- Fort Myers: Offers a blend of historic charm, high-end shopping, and proximity to Southwest Florida International Airport (RSW).
- Alva: A tranquil, rural community known for equestrian estates, citrus groves, and a slower pace of life, yet still within a 20-minute drive of major amenities.
Buyer’s Due Diligence Checklist:
Zoning Verification: To confirm the land is zoned for your intended use (e.g., single-family vs. duplex).
Professional Survey: To verify boundaries, setbacks, and easements.
Environmental Assessment: To identify protected wildlife or wetland restrictions.
Lien Search: To ensure the property is free of unpaid taxes or municipal fines.
Ready to Take the Next Step in Lee County?
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