Calculate your property tax for FL. Enter your home value, apply exemptions, and see your estimated annual tax.
Florida has no state income tax and relatively moderate effective property tax rates — typically around 0.9% to 1.1% of market value, close to the national average. What sets Florida apart is not the rate but its powerful homestead protections: the homestead exemption, the Save Our Homes assessment cap, and portability, which together can hold a long-time owner's taxable value far below market. For homeowners who establish and keep a Florida homestead, the system is one of the most favorable in the country. This guide explains how your bill is calculated, which exemptions to claim, the discount-for-early-payment schedule, and how to challenge an assessment. Use the calculator below to estimate your own taxes.
The formula is (Assessed Value − Exemptions) × Millage Rate = Annual Tax. County property appraisers value all property at just (market) value as of January 1. For homesteaded property, the Save Our Homes cap then limits how much the assessed value can rise each year, so assessed value can be well below market value. After subtracting exemptions, the taxable value is multiplied by the combined millage rate set by the county, municipality, school board, and special districts. One mill equals $1 per $1,000 of taxable value, so 20 mills is 2.0%.
Because the school portion of the millage is not subject to the second $25,000 homestead exemption (explained below), Florida bills separate the school and non-school components. This is why two homes with the same market value can have different taxable values for school versus city and county purposes.
If you own and occupy your Florida home as your permanent residence on January 1, you qualify for the homestead exemption. The first $25,000 applies to all taxing authorities. An additional $25,000 applies to the assessed value between $50,000 and $75,000, but not to the school district portion. So a qualifying homeowner can exempt up to $50,000 for non-school taxes and $25,000 for school taxes. You apply once with your county property appraiser (by March 1) and it renews automatically. Establishing a homestead also unlocks the two benefits below, which are often worth far more than the exemption dollars themselves.
Save Our Homes (SOH) caps the annual increase in the assessed value of homesteaded property at 3% or the change in the Consumer Price Index, whichever is lower. Over years of rising markets, this creates a growing gap between market value and assessed value — real, permanent savings for owners who stay put. When you sell and buy another Florida homestead, portability lets you transfer your accumulated SOH benefit (the market-minus-assessed gap) to the new home, up to $500,000. You must establish the new homestead within three tax years and file Form DR-501T. Portability is one of the most valuable and underused benefits in Florida property tax.
Florida layers several additional exemptions on top of the standard homestead. Counties and municipalities may adopt an additional senior exemption for residents 65 and older who meet an annual household income limit; some jurisdictions offer a further exemption for long-term seniors whose home value is below a threshold. There is a $5,000 exemption for veterans with a service-connected disability of 10% or more, a substantial combat-disabled senior veteran discount scaled to the disability percentage, and a total exemption for homesteads of veterans rated 100% permanently and totally disabled (and, in many cases, their surviving spouses) as well as for first responders totally disabled in the line of duty. A $5,000 exemption is available to those who are totally and permanently disabled, and a widow/widower exemption is also available. Because eligibility and amounts vary by county adoption, confirm details with your county property appraiser.
Effective rates vary across Florida's counties depending on local millage. The figures below come from our county datasets; select any county for its dedicated calculator and detail.
| County | Effective Rate | Est. tax on $350,000 |
|---|---|---|
| Miami-Dade | 1.02% | $3,570 |
| Seminole | 1.02% | $3,570 |
| Brevard | 1.04% | $3,640 |
| Lee | 1.04% | $3,640 |
| Orange | 1.05% | $3,675 |
| Pinellas | 1.05% | $3,675 |
| Volusia | 1.07% | $3,745 |
| Duval | 1.08% | $3,780 |
| Hillsborough | 1.08% | $3,780 |
| Palm Beach | 1.12% | $3,920 |
| Broward | 1.15% | $4,025 |
Estimates apply each county's effective rate to a $350,000 market value for comparison only; your actual bill depends on your own assessed value, exemptions, and local levies.
Florida rewards early payment with a sliding discount, which is effectively a guaranteed return for paying ahead:
| Date | What happens |
|---|---|
| January 1 | Assessment date; permanent-residence status determines homestead |
| March 1 | Deadline to file for homestead and most exemptions |
| August | TRIM notice (proposed taxes) mailed |
| November | Tax bills mailed; 4% discount if paid in November |
| Dec / Jan / Feb | 3% (Dec), 2% (Jan), 1% (Feb) discounts |
| March 31 | Taxes due in full (no discount) |
| April 1 | Taxes become delinquent |
Florida also protects property that is not your homestead — second homes, rentals, vacation properties, and most commercial real estate — with a separate 10% annual cap on assessment increases (this cap applies to all levies except the school district portion). It is far weaker than the 3% Save Our Homes cap that homesteads enjoy, but it still shields investors and seasonal residents from runaway reassessments in a hot market. Be aware that a change of ownership or a change in use generally resets the capped value back to full just value the following January 1, so buyers should budget for a step-up in taxes in their first full year rather than assuming the prior owner's assessed value carries over.
Each August your county mails a TRIM (Truth in Millage) notice showing proposed values and taxes. If you believe your just value is too high, first contact the property appraiser informally — many disputes are resolved this way. If unresolved, you may file a petition with the county Value Adjustment Board (VAB), generally within 25 days of the TRIM notice. Bring comparable sales, an appraisal, or evidence of condition issues. Because Save Our Homes already caps homestead assessment growth, appeals are most impactful for new purchases, non-homestead property, and homes with clear valuation errors.
Suppose you buy a $350,000 permanent residence and file for homestead. Your non-school taxable value drops by $50,000 to $300,000, and the school taxable value by $25,000 to $325,000. At a blended millage near 1.0%, your first-year bill lands roughly around $3,100–$3,300. In following years, Save Our Homes caps your assessed-value growth at 3% (or CPI), so even if the market jumps 10%, your taxable value rises only modestly — and if you later move within Florida, portability carries your accumulated savings forward. Estimate your own bill with the calculator below.
How much is the Florida homestead exemption? Up to $50,000 for non-school taxes ($25,000 plus an additional $25,000 on assessed value between $50,000 and $75,000) and $25,000 for school taxes, for a permanent residence.
What is Save Our Homes? A cap that limits annual increases in a homesteaded property's assessed value to 3% or the CPI change, whichever is lower, creating growing savings over time.
Can I transfer my Florida tax savings to a new home? Yes. Portability lets you move your accumulated Save Our Homes benefit (up to $500,000) to a new Florida homestead established within three tax years.
Do 100% disabled veterans pay property tax in Florida? Veterans rated 100% permanently and totally disabled generally receive a full exemption on their homestead, and many surviving spouses continue to qualify.
When are Florida property taxes due? Bills arrive in November with discounts for early payment (4% November down to 1% February); taxes are due by March 31 and delinquent April 1.
Enter your home value, select your state, and see your estimated annual property tax.