Data Analysis
The median Collier County house for sale showed a $6,281 property tax bill on November 4, 2026, about $4,490 below what the county's average rate implies at its $975,000 asking price.
903 of 1,958 Collier house listings showed a tax bill under half the full-value figure; new construction houses showed a median of $3,118.
On November 4, 2026, the median single-family house for sale in Collier County asked $975,000 and showed a property tax bill of $6,281, or 0.58 percent of the asking price. At the county's average rate of about 11.05 mills, a bill assessed at that price would be about $10,770 before exemptions, a median gap of about $4,490 a year. 903 of 1,958 houses with a 2025 or 2026 tax line, 46 percent, showed a bill below half of that full-value figure. The 215 new construction houses with a tax line showed a median bill of $3,118 on a $1,474,900 ask. All MLS figures are ours, computed from Florida Gulf Coast MLS records.
Florida's 2026 tax bills arrive in November, and on November 3 voters approved Amendment 3, which raises the non-school homestead exemption starting in 2027. Neither shows up in the seller's number on a listing. Our statewide property tax reset analysis explains the rule, and the same method applied to Lee County is in our Fort Myers area tax bill analysis. Recent Collier coverage includes price cuts by ZIP code, the coastal ZIP codes along the beach renourishment and Collier condos pending. Monthly figures are on the Naples market data hub.
Why does a Collier County listing understate a buyer's tax bill?
Under Florida's Save Our Homes rule, a homesteaded property's assessed value can rise no more than 3 percent a year or the inflation rate, whichever is lower. Section 193.155 of the Florida Statutes resets the assessment to just value on the January 1 after a change of ownership. A long-time owner's bill reflects years of capped growth. A buyer's first full bill starts from a new assessment that usually sits near the price paid.
New construction adds a second reason. A house finished during 2025 or 2026 is often still taxed as a lot until the January 1 after it is complete, so its listed bill says little about the bill a buyer will get. Our Collier County property tax calculator uses about 11.05 mills, of which 4.64 mills fund schools, and the Collier homestead exemption guide covers what an owner can claim.
How big is the gap for each type of home?
| Type (active listings with a 2025 or 2026 tax line) | Listings | Median asking price | Median listed tax bill | Bill as share of price | Under half of full-value bill |
|---|---|---|---|---|---|
| Single-family houses, all | 1,958 | $975,000 | $6,281 | 0.58% | 46% |
| Resale houses | 1,743 | $950,000 | $6,556 | 0.62% | 41% |
| New construction houses | 215 | $1,474,900 | $3,118 | 0.15% | 91% |
| Condos | 1,915 | $459,000 | $3,831 | 0.78% | 18% |
| Attached villas | 251 | $495,000 | $4,154 | 0.80% | 22% |
| Townhomes | 96 | $389,000 | $3,627 | 0.89% | 8% |
| Manufactured homes | 94 | $202,500 | $1,243 | 0.71% | 28% |
Source: Momentum Research, computed from Florida Gulf Coast MLS records, Collier County active listings, snapshot November 4, 2026. Listed tax bill is the seller's annual amount as reported on the listing. Deemed reliable but not guaranteed.
Condos sit much closer to a full-value bill. Only 18 percent of condo listings showed a bill under half, against 46 percent of houses, because many condos are second homes or rentals without a homestead cap. Condo buyers also budget association fees, listed on our Collier County HOA fees by community page.
Which Collier County areas show the biggest gap?
| Area (single-family) | Active with tax line | Median asking price | Median listed tax bill | Bill as share of price | Under half |
|---|---|---|---|---|---|
| Naples, all mailing addresses | 1,618 | $990,000 | $6,027 | 0.57% | 48% |
| Ave Maria | 151 | $519,000 | $6,396 | 1.28% | 7% |
| Marco Island | 129 | $2,995,000 | $9,717 | 0.42% | 69% |
| Bonita Springs addresses in Collier | 42 | $3,325,000 | $15,099 | 0.49% | 62% |
| ZIP 34120 (Golden Gate Estates, Orangetree) | 367 | $719,000 | $5,092 | 0.66% | 41% |
| ZIP 34117 (Golden Gate Estates) | 122 | $729,000 | $3,536 | 0.50% | 57% |
| ZIP 34114 | 148 | $999,000 | $8,369 | 0.75% | 26% |
| ZIP 34108 | 103 | $2,275,000 | $8,969 | 0.48% | 60% |
| ZIP 34102 | 131 | $6,495,000 | $29,876 | 0.44% | 66% |
Source: Momentum Research, Florida Gulf Coast MLS records, snapshot November 4, 2026. City and ZIP follow the listing address. Deemed reliable but not guaranteed.
Ave Maria stands apart. Its median listed bill was 1.28 percent of the asking price and only 7 percent of its houses showed a bill under half the full-value figure. 76 of its 175 active houses were built in 2023 or later, so most sellers have owned for a short time and their caps have had little room to build. Ave Maria homes also sit inside a stewardship community district, and a listing's tax figure can include non-ad valorem district assessments. Marco Island and ZIP 34102 show the opposite pattern, with long-held houses whose listed bills run well under half of a full-value figure.
Does the gap grow with price?
| House asking price | Active | Pending | Listings per contract | Bill as share of price | Under half |
|---|---|---|---|---|---|
| Under $500,000 | 240 | 67 | 3.6 | 0.82% | 25% |
| $500,000 to $749,999 | 586 | 120 | 4.9 | 0.72% | 36% |
| $750,000 to $999,999 | 370 | 85 | 4.4 | 0.65% | 38% |
| $1 million to $1,999,999 | 519 | 109 | 4.8 | 0.58% | 46% |
| $2 million to $4,999,999 | 437 | 76 | 5.8 | 0.45% | 63% |
| $5 million and up | 306 | 38 | 8.1 | 0.36% | 77% |
Source: Momentum Research, Florida Gulf Coast MLS records, snapshot November 4, 2026. Active and pending counts include all houses in each band. Share columns use listings with a 2025 or 2026 tax line. Deemed reliable but not guaranteed.
The gap widens with price. Under $500,000, a quarter of houses showed a bill under half the full-value figure. At $5 million and up, 77 percent did, and that tier had the slowest pace, 8.1 listings per pending sale.
What does Amendment 3 change for a Collier County buyer?
Amendment 3 raises the homestead exemption from non-school taxes from $50,000 to $150,000 on January 1, 2027, and to $250,000 in 2028. School taxes keep the $25,000 exemption. Holding today's 11.05 mills, a homesteaded buyer at the $975,000 median house price would owe about $10,340 on 2026 rules, about $9,700 on 2027 rules and about $9,060 on 2028 rules. All three stay well above the median seller's listed $6,281. At the $950,000 resale median the three figures are about $10,060, $9,420 and $8,780. Buyers who become Florida residents after December 31, 2026 wait five years for the larger exemption, and second homes and rentals get no homestead exemption. Our Amendment 3 passed guide and Amendment 3 calculator cover the timeline. Local governments can raise millage, which these estimates do not assume.
What does this mean for buyers and sellers?
For buyers, set the tax budget from the price you expect to pay, subtract any homestead exemption you will qualify for, and add special assessments the listing may not show, using our Florida property tax calculator. On a new house, ask the builder for the estimated first full-year bill. For sellers, a buyer's lender escrows taxes on the new assessment, so the monthly cost of your house to the next owner is higher than your own bill suggests. Monthly pace is in our Gulf Coast Market Pulse.
People also ask
What is the property tax rate in Collier County?
About 11.05 mills as a county average, or about 1.1 percent of taxable value, of which 4.64 mills is the school levy. City and special district levies vary.
Why is the property tax on a Naples listing lower than what I will pay?
The seller's bill reflects years of Save Our Homes caps, and a new house is often still taxed as a lot. The assessment resets to market value on the January 1 after a sale. On November 4, 2026, 46 percent of Collier house listings showed a bill under half the full-value figure at the asking price.
Does Amendment 3 lower taxes on a house I buy in Collier County?
If you homestead it and already qualify as a Florida resident, the non-school exemption rises to $150,000 in 2027 and $250,000 in 2028. At the $975,000 median house price that is about $640 less in 2027 and $1,280 less in 2028 at today's rates.
Limitations
Tax amounts are entered on each listing and can be incomplete or out of date; listings without a 2025 or 2026 tax amount, listings under $50,000 and amounts above 6 percent of price are excluded. The full-value and homestead estimates use one county average rate and ignore non-ad valorem assessments, community development district levies and city differences; actual bills are set by the Collier County Property Appraiser and Tax Collector. Amendment 3 results are unofficial until certified, and the estimates hold tax rates unchanged. Status follows our live map snapshot and can differ from monthly inventory counts. Nothing here is tax or legal advice.
Sources
- Momentum Research, computed from Florida Gulf Coast MLS records, Collier County active and pending listings, snapshot November 4, 2026. Information is deemed reliable but is not guaranteed by the MLS to be accurate.
- Florida Statutes, section 193.155 (homestead assessment limit and change of ownership).
- Collier County average millage and school levy, as used in our Collier County property tax calculator.
- Amendment 3 (CS/HJR 1F) terms and unofficial result, as summarized in our Amendment 3 passed guide.
Disclosure: Jon Brooks is a co-founder of Momentum Realty, a Florida real estate brokerage that owns and funds Florida Housing Intelligence. Momentum has a financial interest in Florida real estate transactions, including in markets named here. See our editorial standards.
Market statistics in this article are computed from MLS data licensed by Momentum Realty, and are current as of the date shown. Data may be preliminary and subject to revision by its source. This article is general information, not advice about any specific property, transaction, or financial decision, and is not a representation about any specific property, community, builder, or association.
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