Duval County vs Lee County: The Numbers, Side by Side
Deciding between Duval County and Lee County? Skip the anecdotes — here is every measurable difference between the two counties: home values and list prices, property taxes at each side’s verified millage, insurance, rents, growth, investor yield and migration — each figure from the named source that produced it.
The head-to-head table
| Metric | Duval County | Lee County |
|---|---|---|
| Typical home value (Zillow) | $297,493 | $338,437 |
| Median list price | $308,950 | $396,850 |
| 1-yr value change | -1.7% | -6.4% |
| 5-yr value change | 3.8% | 3.0% |
| Median days on market | 57 days | 90 days |
| Active listings | 3,809 | 10,575 |
| Listings with a price cut | 24.4% | 20.8% |
| Typical millage (property tax) | 17.86 mills | 15.97 mills |
| Avg Citizens insurance | $1,315/yr | $2,197/yr |
| Typical rent (ZORI) | $1,616/mo | $1,874/mo |
| Modeled monthly cost to own | $1,795/mo | $2,123/mo |
| Gross cap rate | 6.5% | 6.6% |
| Net migration (people/yr) | +912 | +4899 |
| Residential permits (2025) | 6,017 | 13,547 |
Bold marks the side a cost-or-yield metric favors. Values from Zillow research series, Realtor.com Economic Research, verified county millage, Citizens Property Insurance filings, Zillow Observed Rent Index, IRS SOI migration and Census permits; all change over time.
What the table actually says
On price, Duval County is the cheaper market — typical values run about $40,943 lower than Lee County.
On carrying costs, Lee County has the lower typical millage and Duval County the lower average Citizens premium; the own-versus-rent gap is narrower in Duval County.
On momentum, Duval County shows the stronger 1-year value change (-1.7% vs -6.4%); five-year growth favors Duval County.
For rental investors, Lee County carries the higher gross cap rate (6.6% vs 6.5%).
On demand, IRS migration data shows Lee County gaining more net residents per year (4,899 vs 912).
The costs people forget to compare
Two Florida specifics matter more than the sticker gap. First, property tax RESETS to your purchase price when you buy — compare the two markets at YOUR price with the property tax calculator, not at the sellers’ current bills. Second, insurance varies more by home age, construction and distance-to-coast than by county average — quote the specific home. The buyer closing costs calculator builds both into a real cash-to-close for either market.
Dig deeper on Duval County
Run the numbers in Duval County
- Find the best agent in Duval County
- Get a cash offer in Duval County
- Duval County housing scorecard
- What would selling net you
- Buyer closing costs calculator
Dig deeper on Lee County
Run the numbers in Lee County
- Find the best agent in Lee County
- Get a cash offer in Lee County
- Lee County housing scorecard
- What would selling net you
- Buyer closing costs calculator
Common questions
Is Duval County or Lee County cheaper to buy a home?
Which has lower property taxes, Duval County or Lee County?
Which is better for rental investors?
A factual comparison of market data only, from the sources named above as of 2026-06-16; figures change over time and are deemed reliable but not guaranteed. It describes markets, not people, and is not advice about where anyone should live. Equal Housing Opportunity.