When Do Property Tax Bills Come Out in Florida? Key Dates and Deadlines
TL;DR
Florida TRIM notices (assessment notices) arrive in August. You have just 25 days to file a petition with the Value Adjustment Board. Tax bills are mailed November 1, with a 4% early payment discount in November that decreases each month. The full amount is due March 31. Florida's homestead exemption removes up to $50,000 from your assessed value, and the Save Our Homes cap limits annual increases to 3%. If either is missing from your TRIM notice, act immediately.
Florida Property Tax Calendar
| When | What Happens | Your Action |
|---|---|---|
| January 1 | Assessment date and homestead exemption qualification date | You must own and occupy by this date to qualify |
| March 1 | Homestead exemption application deadline | Apply with county property appraiser |
| August | TRIM notices mailed | Review immediately. You have 25 days. |
| 25 days after TRIM | VAB petition deadline | File petition if assessment is too high |
| September-October | Public budget hearings | Attend if you want to comment on tax rates |
| November 1 | Tax bills mailed | Pay in November for 4% discount |
| October-December | VAB hearings | Present your evidence |
| March 31 | Full payment deadline | Pay to avoid delinquency |
The TRIM Notice: Your Window Is Only 25 Days
Florida's TRIM (Truth in Millage) notice is your assessment notice and tax estimate combined. It arrives in August and shows:
- Your property's just value (market value)
- Your assessed value (after exemptions and caps)
- Your taxable value (what you actually pay taxes on)
- Proposed taxes from each taxing authority
- What you paid last year for comparison
The critical deadline: you have 25 days from the date on the TRIM notice to file a petition with the Value Adjustment Board (VAB). This is one of the shortest appeal windows in the country. Mark the deadline the day the notice arrives.
How to File a VAB Petition
- Get the petition form from your county property appraiser's website or office
- Complete the form with your property details, current assessed value, and your opinion of value
- Check the appropriate box for your reason: value dispute, exemption denial, or classification issue
- File before the 25-day deadline
- Prepare for the hearing which will be scheduled October-December
The VAB hearing is before a special magistrate (in most counties) who hears evidence from both you and the property appraiser. The magistrate makes a recommendation, and the VAB makes the final decision.
Florida Homestead Exemption
The Florida homestead exemption is one of the most valuable in the country:
- Up to $50,000 removed from assessed value ($25,000 applies to all taxes; an additional $25,000 applies to non-school taxes on values between $50,000 and $75,000)
- Save Our Homes cap: Limits annual assessment increases to 3% or the CPI, whichever is lower, for homesteaded properties
- Portability: You can transfer your Save Our Homes benefit to a new Florida home (up to $500,000 of accumulated savings)
To qualify, you must own and occupy the property as your permanent residence as of January 1. Apply by March 1. If you miss the deadline, you can file a late application through September 18 for the current year.
If the homestead exemption is not showing on your TRIM notice, contact the property appraiser immediately. Missing the exemption can cost thousands of dollars per year.
Florida Early Payment Discounts
Florida rewards early payment with declining discounts:
| Month Paid | Discount | Savings on $5,000 Bill |
|---|---|---|
| November | 4% | $200 |
| December | 3% | $150 |
| January | 2% | $100 |
| February | 1% | $50 |
| March | 0% (full amount) | $0 |
If you have the cash, paying in November is essentially a guaranteed 4% return on your money for a few months.
What If You Filed a VAB Petition?
If you filed a VAB petition, you still need to pay your tax bill. Pay the full amount (or the discounted amount) and if the VAB reduces your value, you will receive a refund. Do not skip payment while waiting for the hearing.
Florida Senior Exemptions
Florida offers additional exemptions for seniors:
- Age 65+ with limited income: Additional $50,000 exemption (income limits apply, adjusted annually)
- Long-term residents age 65+: Some counties offer additional local exemptions
- Widow/widower exemption: $5,000 exemption
Full Florida senior exemption guide
Frequently Asked Questions
What is the difference between "just value" and "assessed value" in Florida?
Just value is the property appraiser's estimate of market value. Assessed value is the just value after applying the Save Our Homes cap. Taxable value is the assessed value minus exemptions. You pay taxes on the taxable value.
Can I appeal if my Save Our Homes cap is applied correctly?
You can still appeal the just value (market value). If the property appraiser's estimate of market value is too high, reducing it can benefit you in future years when the cap is calculated.
What happens if I sell and buy a new Florida home?
You can port your Save Our Homes accumulated savings to a new Florida home. Apply for portability with your new county's property appraiser within 3 years of selling the old home.
Why is my neighbor paying so much less in taxes?
The Save Our Homes cap means long-time homeowners pay taxes on a much lower assessed value than recent buyers. Two identical homes next door can have dramatically different tax bills based solely on when they were purchased.
Florida Homeowners: 25 Days Is All You Get
When the TRIM notice arrives in August, your appeal window is the tightest in the country. PropertyTaxFight builds your evidence packet fast. Comparable sales, assessment analysis, appeal-ready documents. $79. Be ready when the notice arrives.