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Lee County · FL

Cost of living on Pine Island

By Mariela Lovo Ol, REALTOR® · Updated

The cost of living on Pine Island comes down to housing, flood and wind insurance, property taxes and the drive to the mainland. Florida has no state income tax. Island utilities, septic systems and some tolls now and then round out the budget. Current home prices appear in the live market figures on this page.

What does housing cost on Pine Island?

See the live market figures and listings on this page for current prices from the MLS. Prices vary with water frontage, elevation, lot size and whether the home was rebuilt after recent storms.

Add HOA or deed-restriction costs where they apply. Try your numbers in the mortgage calculator or see how much home you can afford.

How much are property taxes on Pine Island?

Pine Island is unincorporated, so there is no city millage. Your bill includes Lee County, school and district levies plus non-ad valorem assessments. Homestead, Save Our Homes and the 10% non-homestead cap all apply. See property taxes on Pine Island.

What should I budget for insurance on Pine Island?

Waterfront homes in Matlacha, Bokeelia, Pineland and St. James City often sit in high-risk flood zones. NFIP policies usually take effect after a 30-day wait. Residential limits are $250,000 for the building and $100,000 for contents.

Wind insurance is separate. Get quotes for the exact address and ask about roof age, window protection and elevation. Lee County notes that building one foot above the base flood elevation can lower flood insurance rates.

Which utilities will I pay on Pine Island?

The Greater Pine Island Water Association has supplied drinking water on the island since 1965. It is a member-owned utility. LCEC provides electricity. Some homes use a private well, and many rely on septic, so budget for testing and pumping.

Garbage and recycling for unincorporated areas are covered in Lee County's New Residents' Guide. Confirm your pickup day.

What does getting around cost from Pine Island?

Pine Island Road is the only road off the island, running east through Matlacha into Cape Coral. LeeTran does not list a regular route to the island, so plan on a car.

Trips across the Caloosahatchee to Fort Myers often use the Midpoint or Cape Coral bridges. They charge $2.00 per two-axle vehicle with a transponder. Pay-by-plate adds a $3 administrative fee.

What are sales tax and income tax on Pine Island?

Florida's general sales tax rate is 6%, and Lee County adds a 0.5% surtax that runs through December 31, 2028. Most taxable purchases carry 6.5%.

Florida's constitution bars a state tax on the income of natural persons beyond the federal credit. So there is no state personal income tax.

Common questions

Do I pay tolls living on Pine Island?

Only when you use a toll bridge. Trips to Fort Myers across the Midpoint or Cape Coral bridges cost $2.00 per two-axle vehicle with a transponder, and pay-by-plate adds $3.

Who provides water on Pine Island?

The Greater Pine Island Water Association, a member-owned utility serving the island since 1965. Ask each seller whether the home is on association water or a private well.

What is the sales tax on Pine Island?

Most taxable purchases carry 6.5%: Florida's 6% state rate plus Lee County's 0.5% surtax, scheduled through December 31, 2028.

Sources

  1. Pine Island (Lee County, Florida), Wikipedia (read 2026-09-24)
  2. CPA2026-00005 – Greater Pine Island Community Plan Changes (Lee Plan Goal 24), Lee County Department of Community Development (read 2026-09-24)
  3. Lee Plan (Comprehensive Plan) page and maps, incl. Existing Pine Island Farmland, Lee County Department of Community Development (read 2026-09-24)
  4. Understanding the 50% Rule – Substantial Improvement & Substantial Damage, Lee County Department of Community Development (read 2026-09-24)
  5. Matlacha Park and Community Center, Lee County Parks & Recreation (read 2026-09-24)
  6. Pine Island Flatwoods Preserve, Lee County Parks & Recreation (read 2026-09-24)
  7. Pineland Site Complex, Lee County Parks & Recreation (read 2026-09-24)
  8. St. James Creek Preserve, Lee County Parks & Recreation (read 2026-09-24)
  9. Randell Research Center, Florida Museum of Natural History (read 2026-09-24)
  10. Greater Pine Island Water Association, GPIWA (read 2026-09-24)
  11. About LCEC (service area), LCEC (read 2026-09-24)
  12. Cape Coral Hospital, Lee Health (read 2026-09-24)
  13. Library Branch Locations (Pine Island Public Library), Lee County Library System (read 2026-09-24)
  14. LeeTran Maps & Schedules, Lee County (LeeTran) (read 2026-09-24)
  15. Evacuation (zones, clearance times, evacuation transportation), Lee County Public Safety (read 2026-09-24)
  16. General Exemption Information, Lee County Property Appraiser (read 2026-09-24)
  17. Student Enrollment Plan 2026-2027, School District of Lee County (read 2026-09-24)
  18. Florida Statutes 509.032 (vacation rentals), Florida Legislature (read 2026-09-24)
  19. Disaster and Flood Related Frequently Asked Questions (NFIP waiting period and limits), Village of Estero (read 2026-09-24)
  20. New Residents' Guide, Lee County (read 2026-09-24)
  21. Tolls (LeeWay) – Midpoint and Cape Coral toll plazas, Lee County (read 2026-09-24)
  22. Frequently Asked Questions, Lee County Property Appraiser (read 2026-09-24)
  23. Transfer of Homestead Assessment Difference or "Portability", Lee County Property Appraiser (read 2026-09-24)
  24. 10% Assessment Limitation Frequently Asked Questions, Lee County Property Appraiser (read 2026-09-24)
  25. Florida's Property Tax System, Lee County Tax Collector (read 2026-09-24)
  26. Real Estate Property Taxes, Lee County Tax Collector (read 2026-09-24)
  27. Sales and Use Tax, Florida Department of Revenue (read 2026-09-24)
  28. Discretionary Sales Surtax Information for Calendar Year 2026 (DR-15DSS), Florida Department of Revenue (read 2026-09-24)
  29. Constitution of the State of Florida, Article VII, Section 5 (estate, inheritance and income taxes), The Florida Senate (read 2026-09-24)
  30. School Zones, The School District of Lee County (read 2026-09-24)
  31. School Grades, Florida Department of Education (read 2026-09-24)
  32. 2025-2026 School Grades Report (posted July 1, 2026), The School District of Lee County (read 2026-09-24)
  33. Charter Schools, The School District of Lee County (read 2026-09-24)

Last reviewed: 2026-09-24. Descriptions cover places and amenities, not the people who live there. We are committed to the Fair Housing Act.