Cape Coral, Florida, August 29, 2025
News Summary
Cape Coral city council approved a set of non‑ad valorem assessments to appear on property tax bills, including revised lot‑mowing district rates, a stormwater charge increase to $156, and a move to 81% fire protection cost recovery. The change raises the average single‑family home fire assessment by about $91, with Tier 1 set at $349.32 and Tier 2 charged per EBU at $3.47. Combined rolls are projected to generate roughly $37.7 million. Officials also addressed mandatory utility hookups under the Utilities Extension Project and available financial assistance options amid resident concerns.
Cape Coral Council Approves New Property-Billed Assessments; Fire Fee Rises to 81% and Utility Hookups Stir Resident Concern
What happened: City council approved a slate of non‑ad valorem assessments that will appear on property tax bills for Fiscal Year 2025–2026, including changes to the lot‑mowing program, a higher stormwater charge and an increase to the fire protection assessment cost‑recovery level.
Top line decisions
The council’s final votes set the lot‑mowing assessment rates by district, approved an annual stormwater assessment of $156 (up from $149), and raised the city’s fire protection assessment cost of recovery from 70% to 81%. The combined non‑ad valorem assessment rolls are projected to generate approximately $37,703,217.10 in revenue.
Lot‑mowing program details
The lot‑mowing program covers mowing, removal of invasive vegetation, pepper tree removal and trimming around burrowing owl nests on unimproved lots enrolled in the program. It calls for 13 mows per year, February through December, across four districts. Rates are set using an equivalent unit of 5,000 square feet. The largest district lies south of Pine Island Road.
- District 1 rate per 5,000 sq ft: $70.48 (reduction of $15.94 from prior year)
- District 2 rate per 5,000 sq ft: $48.05 (increase $3.28)
- District 3 rate per 5,000 sq ft: $51.44 (increase $4.12)
- District 4 rate per 5,000 sq ft: $44.63 (increase $1.42)
A standard parcel is defined as two lots. Annual charges for a standard parcel are:
- District 1: $140.96 (reduction $31.88)
- District 2: $96.10 (increase $6.56)
- District 3: $102.88 (increase $8.24)
- District 4: $89.26 (increase $2.84)
Fire protection assessment increase
The council moved the fire assessment to an 81% cost recovery model with a 7–1 vote. The increase shifts a larger portion of fire department operations and readiness costs onto the non‑ad valorem assessment and less onto traditional property taxes (ad valorem). The average single‑family home will see an increase of a little more than $91 per year. At 81% recovery the average homeowner charge is shown as $529.76 versus $438.48 at 70%.
The assessment has two tiers: Tier 1 covers availability for all parcels including vacant lots (24‑hour readiness) and is set at $349.32 per parcel under the 81% model. Tier 2 applies to improved parcels based on structure value, charged per Equivalent Benefit Unit (EBU) at $3.47 per EBU. Approved fire‑assessment revenue will help fund station rebuilds, equipment, staffing and facilities maintenance including a $9.5 million rebuild of one station and funding for 19 staff positions among other items.
One council member voted against the increase. Several residents raised concerns at the meeting about the pace of recent increases and whether other revenue options — such as impact fees — should be adjusted instead.
Stormwater and other utility assessments
The stormwater annual assessment rose to $156 to support expanded operations and maintenance. The council also approved annual rolls for a variety of non‑ad valorem assessments tied to potable water, wastewater, irrigation and fees tied to contributions in aid of construction. A roll was approved to collect certain previously exempted irrigation assessments after identifying 22 properties that had been incorrectly coded and exempted.
Delinquent accounts on the rolls include:
- Deferred assessments: seven properties (15 accounts) totaling $354,203.34
- Hardship assessments: 18 properties totaling $116,408.44
- Delinquent contribution in aid of construction loan: one property totaling $7,751.67
Utilities Extension Project and mandatory hookups
A separate but related issue drawing public attention is the ongoing Utilities Extension Project (UEP), which connects some northeast neighborhoods to city water and sewer. Homeowners facing mandatory hookups reported steep costs. Notices to properties set timelines for connection and offer a meter fee waiver if inspection occurs within 90 days. Financial assistance options cited include Community Development Block Grants and small grants from local housing organizations, though reported out‑of‑pocket hookup estimates range widely and have prompted calls for more financial help and for reconsideration of timing and costs.
The council discussed accelerating the UEP in a priority area known as North 6, expanding boundaries and moving the completion date up by five years from the original target. Officials said accelerating construction will keep trades working and support a primary local economic generator, while some residents said they prefer well water and are worried about cost and disruption.
Context and additional notes
City officials noted that hurricane‑related debris dropping on unimproved lots is not reimbursable by federal disaster programs, and that lot‑mowing assessments fund both mowing and debris removal for those lots. The total approved revenue from the non‑ad valorem assessment rolls is expected to be about $37.7 million for the upcoming fiscal year.
Weather and safety advisory
Local forecasts predicted partly cloudy weather with afternoon showers or thunderstorms and a high near 91°F. A marine bulletin for strong thunderstorms advised mariners to seek safe harbor; Doppler radar observed a nearly stationary storm capable of winds near 30 knots over nearby coastal waters for a short period on the morning of the reported update.
Frequently Asked Questions
Q1: What is a non‑ad valorem assessment?
A non‑ad valorem assessment is a charge billed on the property tax bill for specific services that benefit properties, such as lot mowing, stormwater management or fire protection readiness. It is not based on property value.
Q2: How will the fire assessment change my bill?
The fire protection assessment moved to an 81% cost‑recovery level. The average single‑family home will pay about $91 more per year under the new rate. The change shifts more fire costs onto the assessment and less onto property taxes.
Q3: What does the lot‑mowing program cover and how often are lots mowed?
The program covers mowing of enrolled unimproved lots, invasive vegetation removal, pepper tree removal and trimming around burrowing owl nests. Each enrolled lot is scheduled for 13 mows per year from February through December.
Q4: What if I can’t afford a mandatory utility hookup?
Homeowners may qualify for assistance such as Community Development Block Grants or small local grants. The city waives the $325 meter fee if the homeowner completes the connection inspection within 90 days of notice. Contact city utility offices for program details and deadlines.
Q5: Why did some properties get charged after being exempted previously?
Officials identified coding errors where certain irrigation assessments were incorrectly exempted. The council approved a roll to collect those previously exempted assessments after correcting the records.
Key features at a glance
| Feature | Detail | 2025–26 Rate / Amount | Change |
|---|---|---|---|
| Lot‑mowing District 1 (per 5,000 sq ft) | Includes 13 mows/year, invasive removal, owl trimming | $70.48 | Decrease $15.94 |
| Lot‑mowing District 2 (per 5,000 sq ft) | Same program scope | $48.05 | Increase $3.28 |
| Stormwater | Supports operations and maintenance | $156 annually | Increase from $149 |
| Fire protection assessment | Two tiers: availability and improved‑parcel charge per EBU | 81% cost recovery; Tier 1 $349.32; Tier 2 $3.47/EBU | Up 11 percentage points (from 70%) |
| Projected assessment revenue | Total from approved rolls | $37,703,217.10 | — |
| UEP homeowner hookup concerns | Mandatory hookups, reported high cost estimates | Estimates vary — tens of thousands for some homeowners | Raises affordability concerns |
Update: Report timestamp reflected activity on 2025‑08‑29 at 8:07 AM. Forecast and a short marine bulletin advised thunderstorm activity with gusty winds and brief hazardous marine conditions that morning.
Deeper Dive: News & Info About This Topic
Additional Resources
- Cape Coral Breeze: City council sets fees for lot mowing and more
- Wikipedia: Property tax (context on assessments and local levies)
- Cape Coral Breeze: Cape Coral raises assessment for fire services
- Google Search: Cape Coral fire protection assessment 81%
- FOX 4 Now: Northeast Cape Coral homeowners worry over high water hookup fees
- Google Scholar: Cape Coral utility hookup costs
- WINK News: Cape Coral’s water project raises cost concerns
- Encyclopedia Britannica: Water infrastructure (context on project costs and impacts)
- FOX 4 Now: Cape Coral speeds up water project by five years
- Google News: Cape Coral Utilities Extension Project
Author: Construction FL News
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