Quick answer: In unincorporated Lee County, new homes in FEMA flood zones must be built at least one foot above the Base Flood Elevation. For existing homes below that level, if repairs or improvements cost 50% or more of the structure’s market value, the whole home must be brought up to current flood rules, which usually means elevating it or rebuilding.
Last updated: November 2026 · Written by the Miniopolis LLC team (Florida State Certified General Contractor CGC1531810)
Key Terms
- Special Flood Hazard Area (SFHA): FEMA A and V zones.
- Base Flood Elevation (BFE): the expected flood height for the 1% annual chance flood.
- Freeboard: extra height above BFE. Unincorporated Lee County requires one foot.
The 50% Rule
If a home in a flood zone sits below the required elevation, and the cost to repair damage or make improvements is 50% or more of the structure’s market value, the home must be brought into full compliance. That includes elevating to BFE plus freeboard and raising mechanical equipment.
How it is calculated
- Market value: the structure only, not the land. Lee County uses the Property Appraiser’s value, or you can submit an appraisal.
- Costs counted: labor (including donated labor) and materials at market value.
- Costs excluded: plans, permits, surveys, pools, screens, sheds, fences and similar items.
Cities Have Their Own Rules
Fort Myers, Cape Coral, Bonita Springs, Estero, Sanibel and Fort Myers Beach run their own floodplain programs. Requirements can differ, so always check with the building department for your address.
Repair, Elevate or Rebuild?
When damage approaches 50%, compare the cost of repairing and elevating with building new. A new elevated concrete home often costs less to insure and performs better in storms. See storm damage repair and rebuilds and hurricane-resistant construction.
Sources
Frequently Asked Questions
What is the 50% rule in Lee County?
If repairs or improvements to a home below the required flood elevation cost 50% or more of the structure’s market value, the home must be brought up to current flood rules, usually by elevating or rebuilding.
How high must a new home be built in a Lee County flood zone?
In unincorporated Lee County, at least one foot above the Base Flood Elevation. Cities may differ.
Does the land value count in the 50% rule?
No. Only the structure’s market value counts.
Talk to a Southwest Florida Builder
Miniopolis LLC is a Florida State Certified General Contractor (CGC1531810) in Fort Myers. Send us your lot address for a free lot review, see custom homes on your lot, get preapproved, or call (239) 329-8804.