How to Lower Property Taxes in Florida: Exemptions and Appeals
TL;DR
Florida offers one of the most generous homestead exemptions in the country, removing up to $50,000 from your assessed value. Add the Save Our Homes cap (3% annual increase limit), additional senior exemptions, and a straightforward Value Adjustment Board appeal process, and Florida homeowners have multiple paths to lower their property tax bill.
Florida has no state income tax, so property taxes are a primary revenue source for local governments. The average effective tax rate is about 0.80%, which is below the national average. But with rising home values across the state, many Florida homeowners have seen their tax bills climb. Here's every available method to push them back down.
Method 1: Claim the Homestead Exemption
Florida's homestead exemption is one of the best in the nation. If you own and live in your home as your primary residence, you get:
- $25,000 off assessed value for all property taxes (county, city, school)
- Additional $25,000 off for non-school taxes, on the assessed value between $50,000 and $75,000
Total potential exemption: up to $50,000 off your assessed value. On a home with a 1% tax rate, that saves $500 per year. File with your county property appraiser by March 1 of the tax year. Late applications are accepted through the Value Adjustment Board process.
Method 2: Use the Save Our Homes Cap
Once you have a homestead exemption, Florida's Save Our Homes (SOH) provision caps how much your assessed value can increase each year: no more than 3% or the Consumer Price Index, whichever is less. In a market where home values are jumping 10-20% per year, this cap is extremely valuable.
The SOH cap creates a growing gap between your assessed value and your market value over time. This benefit, called the SOH differential, stays with you as long as you keep the homestead. When you sell, it resets for the new owner.
Portability
If you sell your Florida homestead and buy another one, you can transfer (port) your SOH savings to the new home. The portability benefit can transfer up to $500,000 of the SOH differential. You must establish the new homestead within three years of abandoning the old one. File the portability application with the homestead exemption application at your county property appraiser's office.
Method 3: Senior Exemptions
Florida offers additional exemptions for seniors:
| Exemption | Requirements | Benefit |
|---|---|---|
| Additional Senior Homestead (County-Adopted) | Age 65+, household income below $36,614 (2026, adjusted annually), long-term resident | Additional $50,000 off assessed value |
| Total Exemption for Low-Income Seniors (County-Adopted) | Age 65+, 25-year Florida resident, just value under $250,000, income limits | Complete exemption from property taxes |
Not every county has adopted these additional exemptions. Check with your county property appraiser. For a full breakdown, see our Florida senior exemptions guide.
Method 4: Disabled Veteran and Other Exemptions
| Exemption | Benefit |
|---|---|
| Disabled Veteran (combat-related, 10%+ VA rating) | Discount on property taxes equal to the percentage of disability (e.g., 30% disabled = 30% tax discount) |
| Totally and Permanently Disabled Veteran | Full exemption on homestead property |
| Surviving Spouse of Veteran | Carries over the full exemption or discount |
| Totally and Permanently Disabled (non-veteran) | Full exemption on homestead |
| Widow/Widower | $500 off assessed value |
| Blind/Disabled | $500 off assessed value |
Method 5: Appeal to the Value Adjustment Board
If you believe your property's just (market) value is too high, or that exemptions were incorrectly denied, you can appeal to the county Value Adjustment Board (VAB).
Key Deadlines
- Assessment notices (TRIM notices) are mailed in August
- You have 25 days from the TRIM notice date to file a petition
- Filing fee: $15 for homestead property
Appeal Process
- File a petition with the VAB clerk within 25 days of your TRIM notice
- A Special Magistrate (independent hearing officer) is assigned
- You and the property appraiser present evidence at a hearing
- The Special Magistrate makes a recommendation
- The VAB votes to accept, reject, or modify the recommendation
Bring comparable sales, photos of property condition issues, and any appraisal you have. The burden of proof starts with the property appraiser's presumption of correctness, but strong comparable sales can overcome that presumption. See our evidence guide for what to bring.
Method 6: Check for Assessment Errors
Florida property appraisers use mass appraisal techniques that can produce errors. Review your property record online for:
- Incorrect square footage (heated vs. total area)
- Wrong number of bedrooms, bathrooms, or stories
- Pool or other features you don't have
- Incorrect year built or property condition rating
- Wrong lot size or zoning classification
If you find errors, contact the property appraiser's office first. Many corrections can be made without a formal appeal.
Method 7: Agricultural Classification (Greenbelt)
If you have rural property used for agriculture, you may qualify for agricultural classification, which values the land at its agricultural use value instead of market value. This can reduce land value by 80-95%. Requirements vary by county but generally include bona fide commercial agricultural use for at least three consecutive years.
Effective Tax Rates by Florida County
| County | Effective Tax Rate | Median Home Value |
|---|---|---|
| Miami-Dade | 0.86% | $430,000 |
| Broward (Fort Lauderdale) | 0.95% | $380,000 |
| Palm Beach | 0.90% | $400,000 |
| Hillsborough (Tampa) | 0.88% | $340,000 |
| Orange (Orlando) | 0.82% | $360,000 |
| Duval (Jacksonville) | 0.84% | $280,000 |
| Lee (Fort Myers) | 0.87% | $330,000 |
| Pinellas (St. Petersburg) | 0.82% | $310,000 |
Frequently Asked Questions
What is the TRIM notice?
TRIM stands for "Truth in Millage." It's your annual notice showing your property's just value, assessed value, exemptions, and proposed taxes. It arrives in August and is the starting point for any appeal. Your 25-day appeal window begins on the date it's mailed.
Can I lose my Save Our Homes cap?
Yes. If you move out of the home, rent it, or lose the homestead exemption for any reason, the SOH cap resets. If you sell and buy another Florida home, you can port the savings.
How much does a Florida property tax appeal cost?
The filing fee is $15 for homestead properties. Beyond that, your main costs are time and any evidence you prepare. Professional appraisals cost $300-$500 but can be worth it for higher-value homes.
Can the appraiser raise my value during an appeal?
In practice, this almost never happens. The VAB process is focused on the petitioner's claim. However, the property appraiser can make adjustments during the process, so only appeal if you have solid evidence. For more detail, see our full Florida appeal guide.
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