If you’re budgeting a new build, southwest florida impact fees can feel like a surprise bill that shows up right when you’re ready to move forward. They’re not optional, and they’re not “builder markup.” They’re set by the local government to help pay for growth.
The tricky part is that “impact fees” gets used like a catch-all phrase, even though your total can include several different fee types, billed at different times, by different offices. Let’s make it simple, so you can plan your cash flow and avoid last-minute permit delays.
What impact fees cover in Southwest Florida (and what they don’t)
Impact fees are one-time charges tied to new development . The idea is simple: when a new home is added, it adds demand on public systems, so the new home contributes toward the expanded capacity.
In Southwest Florida, impact fees often include some mix of:
- transportation or roads
- parks and recreation
- schools (where applicable)
- fire and EMS
Lee County’s overview does a good job of explaining the purpose and broad categories, along with when the county assesses them, see Lee County impact fee guidance.
What impact fees are not (and this is where budgets go sideways):
- Building permit fees : plan review, building permit, inspections, and related admin fees.
- Mobility fees : used in some Florida jurisdictions as a transportation funding tool. Sometimes people call these “impact fees,” but they can be separate.
- Utility connection and capacity fees : water, sewer, reclaimed water, and meter or tap fees. These can be billed by a city, a county utility, or an independent utility district.
- Assessments and district charges : special assessments, MSTU/MSBU, or neighborhood-based charges.
- HOA and CDD costs : not government impact fees, but still real monthly or annual costs.
A helpful way to think about it is this: impact fees are like buying a “membership” in the community’s big public systems, while permits are the ticket that lets you build, and utility connection fees are what gets your home physically hooked up.
For homeowners who want transparent pricing , this is also where a detailed budget matters. A cost-plus home builder can show impact fees as a direct pass-through item, separate from construction costs, so you can see exactly what’s owed and to whom.
When impact fees are due, and what triggers them on a new build
Timing depends on the jurisdiction. In much of Southwest Florida, impact fees are assessed as part of the permitting process, but the payment point can vary (permit issuance vs. later in the process). Lee County notes that impact fees are assessed at building permit issuance in typical cases, with other triggers depending on the type of development, see Lee County impact fee guidance.
Common payment points you’ll run into
Most homeowners see one of these patterns:
- At building permit issuance : you apply, plans get approved, then fees must be paid before the permit is issued.
- Before certain inspections or service connections : some utility-related fees are required before final utility sign-off.
- Near Certificate of Occupancy (CO) : some jurisdictions collect certain categories later, even if the impact fee is calculated earlier.
What can trigger impact fees (even if you aren’t building “new”)
Impact fees aren’t only for brand-new homes on vacant lots. Triggers often include:
- new construction (new dwelling unit)
- change of use (a remodel that increases intensity of use)
- additions that increase assessable square footage or create additional dwelling space (rules vary)
- demolition and rebuild , where credits may apply if a prior legal structure existed
Credits are a big deal. If there was a previous home on the parcel, you may be eligible for some level of credit, but the documentation requirements can be strict. That’s one reason it pays to keep old permits, CO records, and utility account history.
A simple step-by-step way to estimate your fees early
- Confirm the jurisdiction : county plus city (if you’re inside city limits).
- Identify your build type : single-family, duplex, accessory dwelling unit, addition, or rebuild.
- Pull the official schedule for that jurisdiction (and any utility district schedule).
- Match the category : many schedules use home size tiers, land use codes, or per-dwelling-unit rates.
- Ask what else applies : admin fees, school components, or district-specific charges.
- Get the payment timing in writing from the permitting office, so your lender draw schedule doesn’t get blindsided.
Quick checklist to bring to the permitting office
- Parcel ID and site address
- City limits confirmation (yes or no)
- Proposed conditioned square footage and total under-roof area
- Description of scope (new, addition, demo/rebuild)
- Any proof of prior legal structure (old permits, CO, utility history)
- Utility provider name (city utility, county utility, or private district)
If you’re lining up funding, it also helps to talk through fee timing with your lender. Cutting Edge shares options for new home construction financing options , which can help you plan when cash is needed versus when it can be rolled into the loan.
What you’ll pay: 2026 impact fee comparison across Southwest Florida
Impact fees change, and they’re not uniform across county lines. As of February 2026, the most reliable approach is to treat the table below as a starting point, then confirm your parcel’s exact assessment with the local impact fee office.
Collier County indicates updated schedules effective February 1, 2026, along with county tools and guidance, see Collier County impact fee resources. Lee County publishes its impact fee information and process guidance here: Lee County impact fee guidance.
Estimated impact fee snapshot (single-family new build)
| Jurisdiction | What the total can include | What you’ll likely see for impact fees | Notes |
|---|---|---|---|
| Lee County (unincorporated) | Roads, parks, schools, fire/EMS (plus admin) | Often in the high $8,000s to high $9,000s per dwelling unit based on current published examples | Lee County has referenced a partial collection approach in recent schedules, and adds an admin percentage. Confirm your exact category and any credits. |
| Cape Coral (Lee County) | County impact fees may apply, plus city utility connection fees | Impact fees commonly track Lee County categories , but totals vary by address and utility provider | City limits change what office bills what. Ask both the city and utility provider. |
| Fort Myers (Lee County) | County impact fees may apply, plus city utility connection fees | Similar pattern to other Lee County municipalities | Verify whether fees are collected by the city, county, or both for your location. |
| Bonita Springs (Lee County) | County impact fees may apply, plus utility district charges | Similar Lee County baseline, plus separate utility items | Utility districts can add meaningful connection costs beyond impact fees. |
| Collier County (includes Naples area) | Impact fees vary by home size and category | Use the county’s 2026 schedule and calculator for an exact number | Collier’s schedule is tiered and updated. Your square footage and location matter. |
| Naples (Collier County) | Collier impact fees, plus any city utility items | Varies , confirm with Collier and the city utility | Many owners underestimate water and sewer related charges. |
| Charlotte County (Port Charlotte area) | County impact fees and utility charges | Not confirmed from retrieved official schedules here | Call the county and utility provider for the current schedule and payment timing. |
If you want the cleanest budgeting experience, ask your builder to list impact fees as a separate, non-marked-up line item, with receipts. That’s a big part of how a cost-plus home builder approach supports transparent pricing . For homeowners comparing builders, it’s also worth reviewing how a contractor explains pass-through costs and who is responsible for paying them, see Cape Coral new home builder.
Plain-language disclaimer: Fee schedules change, categories vary, and credits depend on your parcel history. Always confirm your exact impact fees, utility connection fees, and payment timing directly with your local permitting and impact fee office before you finalize plans or order materials.
Conclusion
Impact fees aren’t the fun part of building, but they’re predictable once you know the rules. Get clear on what counts as an impact fee versus permits and utilities, confirm when payment is due, and ask about credits early. When you budget with transparent pricing , you’re far less likely to hit a permit delay or a last-minute cash crunch. What’s your address and build type, vacant lot, rebuild, or addition? That one detail usually determines the whole fee conversation.
