Property Taxes in Florida: Rates, Exemptions, and How They Work (2026)
TL;DR
Florida has no state income tax, making property taxes a major revenue source. The average effective rate is about 0.80%. Homesteaded properties get up to $50,000 off the assessed value plus a Save Our Homes cap that limits annual increases to 3% or CPI, whichever is less. You can port up to $500,000 of your SOH savings when moving to a new Florida home. Pay early for a discount: 4% off in November, decreasing by 1% per month. Appeal through the Value Adjustment Board if your assessment is too high.
How Florida Property Taxes Work
Florida's county property appraisers assess all property at "just value" (market value) as of January 1 each year. TRIM (Truth in Millage) notices are mailed in August showing your proposed assessed value and estimated tax. Tax bills go out in November.
The Homestead Exemption
Florida's homestead exemption is one of the most valuable in the country:
- First $25,000: Exempt from all property taxes (county, city, school, special districts)
- $25,001-$50,000: Fully taxable
- $50,001-$75,000: Exempt from all taxes except school district taxes
The total exemption is up to $50,000 for most taxing authorities and $25,000 for school taxes. On a home assessed at $300,000 with a 2% total tax rate, the exemption saves approximately $1,000 per year.
You must apply by March 1 of the tax year. Apply at your county property appraiser's office.
Save Our Homes (SOH) Cap
Once you have a homestead exemption, the Save Our Homes amendment limits your assessed value increase to 3% per year or the percentage change in CPI, whichever is less. This cap applies to the assessed value, not the tax bill. The market value ("just value") can still be set at full market, but the taxable assessed value grows slowly.
Over time, this creates a large gap between market value and assessed value. A home with a market value of $500,000 might have a capped assessed value of $300,000 if the owner has lived there for 15+ years.
Portability
When you sell your homesteaded property and buy a new one in Florida, you can transfer ("port") up to $500,000 of your accumulated SOH savings. The savings are the difference between your market value and your capped assessed value.
You must establish a new homestead within 3 years of abandoning the old one, and file for portability by March 1.
Other Exemptions
| Exemption | Amount | Who Qualifies |
|---|---|---|
| Senior Additional Homestead | Up to $50,000 additional | 65+, household income under ~$36,000 (varies by county) |
| Disabled Veteran | $5,000 or total exemption | Veterans with 10%+ disability (total for combat-related total disability) |
| Surviving Spouse of First Responder | Total exemption | Spouse of first responder killed in line of duty |
| Widow/Widower | $5,000 | Unremarried surviving spouse |
| Blindness/Total Disability | $500 | Legally blind or totally disabled |
Non-Homestead Properties
Properties without a homestead exemption (investment properties, second homes, commercial) have their assessed value capped at 10% annual increase. This is still a meaningful protection but much less generous than the 3% homestead cap.
Early Payment Discounts
Florida offers one of the best early payment discount programs in the country:
| Month Paid | Discount |
|---|---|
| November | 4% |
| December | 3% |
| January | 2% |
| February | 1% |
| March | 0% (full amount due) |
| April 1+ | Delinquent, penalties begin |
On a $4,000 tax bill, paying in November saves $160. That is a guaranteed 4% return for paying a few months early.
Appeal Process
If you disagree with your assessed value, you can file a petition with the Value Adjustment Board (VAB):
- Deadline: 25 days after the TRIM notice is mailed (usually mid-September)
- Filing fee: $15
- Hearing: Before a Special Magistrate who reviews evidence from both you and the property appraiser
- Decision: The magistrate recommends a value, and the VAB approves or modifies it
Bring comparable sales, photos of property condition issues, and any independent appraisals. The burden is on the property appraiser to defend their value if you present credible evidence of a lower value.
Check Your Florida Assessment
Even with the SOH cap protecting you from large increases, your initial assessment or most recent reset could be too high. Over-assessments happen at purchase and persist through the cap system.
Run your address through our free property tax analyzer to see how your assessed value compares to similar Florida properties. If you are over-assessed, filing a VAB petition could save you money every year.
Your Next Steps
Take action on your Florida property taxes this week:
- Pull your property record card. Request it from your county assessor's office or check their website. Compare every detail to your actual property and flag anything incorrect.
- Check recent neighborhood sales. Find 3 to 5 homes similar to yours that sold in the past 12 months. If they sold for less than your assessed value, you have the basis for a strong appeal.
- File for unclaimed exemptions. Many Florida homeowners qualify for exemptions they have never applied for. Seniors, veterans, and disabled homeowners should check eligibility immediately.
- Mark your appeal deadline. Find the date on your assessment notice and set a calendar reminder for two weeks before. A missed deadline means another full year of overpaying.
Why Acting Now Matters in Florida
Every month you delay is money lost. Property taxes are assessed annually, and once the tax year begins, you are locked in at your current assessed value unless you file an appeal. There is no retroactive correction for years when you overpaid but did not challenge the assessment.
In Florida, the appeal window is limited. Once it closes, you wait a full year for your next opportunity. Homeowners who act promptly after receiving their assessment notice have the best outcomes because they have the most time to gather evidence, review comparable sales, and prepare a clear case.
If you are reading this and your current assessment notice is sitting unopened, go read it now. That single step puts you ahead of the majority of homeowners who never check their assessments at all.
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Frequently Asked Questions
How do property taxes work in Florida?
Florida has no state income tax, making property taxes a major revenue source. The average effective rate is about 0.80%. Homesteaded properties get up to $50,000 off the assessed value plus a Save Our Homes cap that limits annual increases to 3% or the change in CPI, whichever is less.
How Florida Property Taxes Work?
Florida's county property appraisers assess all property at "just value" (market value) as of January 1 each year. TRIM (Truth in Millage) notices are mailed in August showing your proposed assessed value and estimated tax. Tax bills go out in November.
What is the Florida homestead exemption?
Florida's homestead exemption is one of the most valuable in the country, allowing homeowners to exempt up to $50,000 of their home's assessed value from property taxes.
How does the Save Our Homes (SOH) cap work in Florida?
The Save Our Homes amendment limits the assessed value increase to 3% per year or the percentage change in CPI, whichever is less, for homesteaded properties. This cap applies to the assessed value, not the tax bill.
What are the property tax rules for non-homestead properties in Florida?
Properties without a homestead exemption (investment properties, second homes, commercial) have their assessed value capped at 10% annual increase, which is less generous than the 3% homestead cap.
Can I get an early payment discount on my Florida property taxes?
Florida offers one of the best early payment discount programs in the country, with discounts up to 4% if you pay your taxes early.
What is the process for appeal process?
If you disagree with your assessed value, you can file a petition with the Value Adjustment Board (VAB) to challenge the assessment.