Parcel Split and Combination Process
General Information

Parcel splits or combinations made at the request of the property owner or owner’s representative are processed by the Lee County Property Appraiser (LCPA) for tax billing and assessment purposes only. It is important to note that a parcel split or combination processed by the Property Appraiser is solely for the owner’s taxpaying convenience and does not:

• Affect ownership, recorded title, or legal description.
• Imply the legality of the requested land reconfiguration.
• Imply the legality for parcels to be conveyed via land title.
• Authorize or imply suitability for development of the affected parcels.
• Nullify or alleviate any existing liens or encumbrances on the property.
• Alter zoning or parcel conformity requirements.
• Create any entitlements as to current or future property use.

The LCPA does not issue determinations regarding the permissibility of parcel splits or combinations in any jurisdiction and will not advise owners on such matters. Property owners are strongly encouraged to obtain approval from the appropriate zoning, planning, or community development agency. Some jurisdictions may require prior approval.

Note: LCPA reserves the right to mandate documented jurisdictional approval or to deny an application.

Jurisdiction Approval and Contact Information

• City of Cape Coral: The city Planning Division has an application process. Complete the Application For A Lot Split and Lot Combination and submit it to the Planning Division. No applications or office visits are needed with LCPA. Once approved by the Planning Division, the city will contact LCPA.
  • Cape Coral Lot Split and Lot Combine Application
• City of Fort Myers: To split or combine parcels within the city limits of Fort Myers, please see Planning or contact Nicole DeVaughn, Planning Manager (239) 321-7976 for a letter of no objection.
• Unincorporated Lee County:
  • To split parcels along a platted lot line, or combine lots in a platted area, please complete and submit the Lee County Property Appraiser Application for Combination or Split of Existing Parcel.
  • Property owners desiring to split or combine parcels outside a platted area should contact Gary Rashford ((239) 533-8374) for review and comments based on development plans.
• City of Bonita Springs:
  • To split parcels along a platted lot line, please complete and submit the Lee County Property Appraiser Application for Combination or Split of Existing Parcel.
  • Property owners desiring to combine parcels or split parcels outside a platted area will need to schedule a Pre-Application Meeting with City Staff. You will also need to complete and submit a City of Bonita Springs Application.
• Village of Estero: To split or combine parcels within the Village of Estero, please contact Walter McCarthy (239) 221-5036) for jurisdiction approval.
• Town of Fort Myers Beach:
  • To split parcels along a platted lot line, or combine lots in a platted area, please complete and submit the Lee County Property Appraiser Application for Combination or Split of Existing Parcel.
  • Property owners desiring to split or combine parcels outside a platted area should contact Jason Green ((239) 765-0202) for jurisdiction approval.
• City of Sanibel:
  • To split parcels along a platted lot line, or combine lots in a platted area, please complete and submit the Lee County Property Appraiser Application for Combination or Split of Existing Parcel.
  • Property owners desiring to split or combine parcels outside a platted area should contact Roy Gibson ((239) 472-4136) for jurisdiction approval.

Important Things to Consider

• Applications completed by the LCPA that modify parcel boundaries are not searchable on Lee Clerk of Courts website and could make determining the chain of title to real property difficult in the future.
• A parcel split or combination can be accomplished by recording a deed with a new legal description for each parcel or parcel portion. The advantage to recording a deed versus an application request is the deed would be available to attorneys, title companies, Realtors, and court personnel who conduct a title search on Lee Clerk of Courts website.
• Once parcels are combined, they cannot be split if property taxes become delinquent per Florida Statute 197.192.
• Splitting your parcel may increase your property assessment, possibly resulting in higher taxes. See Frequently Asked Questions.

Reconfiguration Requirements

• All taxes must be paid. The LCPA’s office cannot by law split or join parcels until all due or delinquent taxes have been paid to the Tax Collector, pursuant to Florida Statute 197.192.
• No open Value Adjustment Board (VAB) Petition. The LCPA’s office will not split or join parcels until the Special Magistrate has published a decision or the petition has been withdrawn.
• Legal Description / New boundary must be submitted. To split or combine parcels that have not been previously described in a recorded deed, lie outside a platted subdivision, or to reconfigure a platted lot, a survey, sketch, or legal description clearly defining the new property boundary must be recorded with the Lee County Clerk of Court. Approval must also be obtained from the appropriate jurisdiction (see links to contact information above). LCPA will not create or draft legal descriptions.
• Parcels must be titled the same. For parcel combinations, all parcels have the same ownership title (e.g. tenants in common, right of survivorship, married – tenants by entirety, trust, individual) and in the same name(s). If one parcel is currently receiving homestead exemption, the parcel(s) combined with the homestead will be added at market value over the Save Our Homes cap. Commercial property may not be combined with homestead property.
• Parcel boundaries must be contiguous and fall within the same jurisdiction.
• No outstanding defective deeds. Parcel reconfigurations will not be allowed if the last recorded transaction associated with the parcel(s) is categorized as an error. See Deed Errors and Omissions www.leepa.org/Deed/Deeds.aspx

Property Appraiser to be Held Harmless

It is the responsibility of the owner to ensure that any and all prior or currently due tax amounts on any parcels being split or aggregated with any other parcels are paid in full to the Tax Collector. This agency is not responsible for any delinquent taxes, penalties, or interest that could occur and accrue due to negligence on the part of the property owner, the owner’s representatives, or other parties when requesting parcel splits or combinations. Furthermore, if the property is encumbered by a mortgage, it is the owner’s responsibility to seek prior approval from the mortgage company for any changes to the property involving a split or combination. All information provided on the Application for Combination or Split of Existing Parcels becomes public information including name, address, e-mail address, phone number unless otherwise prohibited by state statute.

Property Appraiser Application

Lee County Property Appraiser Application for Combination or Split of Existing Parcel

Please be sure to read all the instructions as they may contain additional requirements that must be met before your request can be processed. Submit completed applications by:

• Mail – Lee County Property Appraiser, P.O. Box 1546, Fort Myers, FL 33902-1546
• E-mail – GISTeam@leepa.org
• Fax – (239) 533-6107
• In person – Melvin Morgan Constitutional Complex, 2480 Thompson St., 4th Floor, Fort Myers, FL 33901

Frequently Asked Questions