Here is what actually moved in Naples and Southwest Florida, and what each story means if you own, want to buy, or are thinking about selling.
Early voting opens Oct. 19 in Lee and Oct. 22 in Collier, with the Amendment 3 property tax measure on the ballot
WINK News reported on Oct 18, 2026 that early voting runs Oct. 19 to 31 in Lee County (10 a.m. to 6 p.m.) and Oct. 22 to 31 in Collier County (9 a.m. to 6 p.m.), ahead of the Nov. 3 general election. The biggest real estate item on the ballot is Amendment 3, which would raise the homestead exemption on non-school property taxes to $150,000 in 2027 and $250,000 in 2028, and cut the annual cap on assessment increases for non-homestead property (second homes, rentals, commercial) from 10% to 5%. It needs 60% to pass, and an Associated Industries of Florida poll reported by WINK on Oct. 15 had it at 53% support. Collier voters will also decide a proposed 1% increase in the tourist development tax on short-term rentals.
Why it matters: This is the single biggest swing factor for carrying costs on Naples-area property heading into season, and clients will ask the team about it. If Amendment 3 passes, full-time homestead owners get a much larger exemption, and owners of second homes and rentals get tighter limits on how fast their assessed values can rise, while local governments warn of service and budget cuts. AJ Lifestyle can position itself as the clear, neutral source on what it does and does not change (it does not touch HOA or condo dues). For out-of-state and relocating buyers, the details matter a lot: under the measure, people who are not Florida residents by Dec. 31, 2026 keep the current smaller exemption until t
Collier's second Costco rises on Collier Boulevard in East Naples, still targeting fall 2026 with no opening date set
The Marco Eagle, part of the Naples Daily News network, ran an Oct 18, 2026 update on the new Costco under construction at the southeast corner of Collier Boulevard and Rattlesnake Hammock Road, noting returning snowbirds are already asking when it opens. The same reporter's Oct. 14 Naples Daily News story says the warehouse is more than 162,700 square feet with 816 parking spaces and a freestanding 12-pump gas station, and that Costco paid $19,387,500 for the land on Oct. 21, 2025, after unanimous county approval. The original target was a fall 2026 opening, but Costco has not announced a date and typically only does so 2 to 3 months ahead. It will be Collier's second Costco, joining the North Naples store that opened in 1999.
Why it matters: Big-box anchors like Costco are a real selling point for the surrounding communities, so the team can use it when showing homes in East Naples, Lely Resort, Hacienda Lakes, Fiddler's Creek, and along the Collier Boulevard corridor toward Marco Island. It also signals that retail is following the county's growth south and east, which supports long-term values there, though nearby buyers should expect more traffic at that intersection. For out-of-state and seasonal buyers weighing cost of living and convenience, closer access to bulk shopping and cheaper gas is a practical everyday perk, especially for Marco Island owners who currently drive to North Naples.
Fort Myers Beach council candidates weigh in on London Bay's Live Local plan and how to define 'public benefit' for developers
On Oct 18, 2026, the Fort Myers Beach Observer published answers from Town Council candidates, including Anita Cereceda and Tom Brady, on London Bay's redevelopment plans and the town's 'public benefit' rule, which lets projects exceed code in exchange for community benefits. London Bay told the town in July it would pursue its Outrigger site project under Florida's Live Local Act after the Local Planning Agency rejected its earlier plan in May. Cereceda, who voted against the original plan, called a restaurant or tiki bar an amenity rather than a public benefit and wants the 'loophole' closed with a clear definition. Brady said code exceptions should be rare, with benefits that are permanent, proportional, and capped, and the election is Nov. 3.
Why it matters: Who wins these seats will shape how much height, density, and new hotel and condo product gets built on Fort Myers Beach as it rebuilds after Ian, which affects supply and values for the team's coastal clients across Lee County. It is also an early look at how Southwest Florida towns may push back on Live Local Act projects, a state law that can let developers bypass local density and height limits when they include workforce housing, something the team should watch in Collier and Bonita Springs too. For out-of-state and second-home buyers looking at beach towns, local rules on redevelopment and short-term rentals can change what gets built next door, so it is worth checking a town's directi