Florida has an effective property tax rate of 0.78%, below the national average of 0.90%, making it one of the more affordable states for property taxes. On a $400,000 home, a Florida homeowner with the full homestead exemption pays approximately $2,730 per year. Florida’s Save Our Homes cap limits annual assessment increases to 3% for homestead properties (est., Tax Foundation 2026 / U.S. Census ACS 2023).
Florida has an effective property tax rate of 0.78%, below the national average of 0.90%, making it relatively affordable despite having no state income tax (est., Tax Foundation 2026). A Florida homeowner with the full $50,000 homestead exemption on a $400,000 home pays roughly $2,730 annually. Long-term homestead owners benefit further from the Save Our Homes cap, which limits annual assessed value increases to 3%, allowing taxable value to fall well below market value in rising markets like South Florida and the Tampa Bay area.
Florida Property Tax Rates and How Your Bill Is Calculated
Florida assesses all real property at 100% of just value (fair market value) as determined annually by each county’s County Property Appraiser using eight statutory criteria set out in Florida Statutes Section 193.011. The tax rate applied to the assessed value is expressed in millage (mills per $1,000 of value). Each taxing authority such as the county, school district, and special districts sets its own millage rate, and the total combined millage is applied to your property’s taxable value (assessed value minus exemptions) to determine your annual bill.
Florida has no state-level property tax. All levies are local. For a homestead owner in a typical Florida county, the combined millage covering county government, school district, water management district, and municipal services averages roughly 15 to 22 mills ($15 to $22 per $1,000 of taxable value). The 0.78% statewide effective rate reflects actual taxes paid as a percentage of current market value across all owner-occupied properties including those benefiting from the Save Our Homes cap and homestead exemptions.
New buyers in Florida should be aware that the effective rate they will actually pay in year one depends on the current just value assigned by the property appraiser, not the prior owner’s capped assessed value. The prior owner’s Save Our Homes benefit does not transfer to the buyer; the property is reassessed to just value upon sale.
Florida statewide effective rate, equivalent to approximately $2,730 per year on a $400,000 home with the full $50,000 homestead exemption applied (est., Tax Foundation 2026)
| Home Value | Annual Tax (no exemption, est.) | Annual Tax ($50k exemption, est.) | Monthly (w/ exemption) |
|---|---|---|---|
| $250,000 | $1,950 | $1,560 | $130 |
| $400,000 | $3,120 | $2,730 | $228 |
| $600,000 | $4,680 | $4,290 | $358 |
| $800,000 | $6,240 | $5,850 | $488 |
| $1,000,000 | $7,800 | $7,410 | $618 |
Estimates use 0.78% statewide effective rate. $50k exemption column deducts $50,000 from home value before applying rate. Source: est., Tax Foundation / Census ACS 2023.
Florida Homestead Exemption and Save Our Homes Protection
Florida’s homestead exemption is among the most generous in the nation. Under Florida Statutes Section 196.031 and Article VII of the Florida Constitution, every Florida homeowner who occupies their property as a primary residence on January 1 qualifies for a $25,000 exemption off assessed value applied to all ad valorem taxes. An additional $25,000 exemption applies to the portion of assessed value between $50,001 and $75,000 for all non-school taxes. Combined, the maximum homestead exemption is $50,000, though the second $25,000 does not reduce school district taxes. The filing deadline is March 1 with your county property appraiser.
The Save Our Homes (SOH) cap, established under the Florida Constitution, limits the annual increase in a homestead property’s assessed value to the lesser of 3% or the CPI change. Over time, in a rising market, this creates an accumulated SOH savings representing the gap between just value and capped assessed value. A homeowner who purchased in 2015 at $300,000, now with a just value of $550,000, might have an assessed value of only $420,000 after a decade of 3% annual caps, saving roughly $1,000 per year in taxes.
Florida’s portability provision allows homeowners to transfer up to $500,000 of accumulated SOH savings to a new Florida homestead. You must establish the new homestead within three tax years of abandoning the old one. File Form DR-501T with your new county property appraiser by March 1. Constitutional Amendment 5 (passed November 2024) introduced an annual inflation adjustment to the second $25,000 exemption for non-school taxes, effective January 1, 2025.
| Exemption / Program | Benefit | Who Qualifies | Deadline |
|---|---|---|---|
| First Homestead Exemption | $25,000 off assessed value (all taxes) | Primary residence owner on Jan 1 | March 1 with county property appraiser |
| Second Homestead Exemption | $25,000 off value $50k-$75k (non-school taxes only) | Primary residence owner on Jan 1 | March 1 with county property appraiser |
| Save Our Homes Cap | Max 3% or CPI annual assessed value increase | Qualifying homestead properties | Automatic after homestead granted |
| SOH Portability | Transfer up to $500,000 of accumulated SOH savings to new homestead | Former homestead owners relocating within Florida | March 1 of new homestead year (Form DR-501T) |
| Senior Low-Income Exemption | Up to $50,000 additional (local option) | Age 65+, income below ~$36,615 (2024) | March 1 with county property appraiser |
| Long-Term Senior Exemption | 100% of just value (local option) | Age 65+, 25+ years ownership, income below limit, just value under $250,000 | March 1 |
| 100% Disabled Veteran | Full exemption from all ad valorem taxes | Honorably discharged veterans with 100% service-connected T&P disability | March 1 |
| Combat-Related Veteran Discount | Tax discount equal to VA disability percentage | Combat-disabled veterans age 65+ | March 1 |
| Widow / Widower / Disability | $5,000 off assessed value (raised from $500 in 2023) | Unremarried widow/widower or totally disabled Florida resident | March 1 |
Florida Property Tax Assessment System and Non-Homestead Rules
Florida property appraisers reassess all property annually as of January 1 (Florida Statutes Section 192.042). The just value determination considers eight statutory factors including recent sales, income potential, and highest-and-best-use analysis. For homestead properties, the Save Our Homes cap limits the taxable assessed value increase. For non-homestead property such as investment homes, vacation properties, and rental units, a separate 10% annual cap applies to assessed value increases for non-school taxes only.
When a property is sold, the county property appraiser reassesses it to 100% of just value on January 1 of the following year. This means a buyer pays taxes on the full market price, and any prior Save Our Homes benefit or non-homestead cap protection is eliminated. For buyers purchasing investment properties in markets that have appreciated substantially, the first-year tax bill can be significantly higher than what the prior owner paid.
Florida’s TRIM (Truth in Millage) notice, mailed by August 1 each year, shows the proposed assessed value, exemptions, and estimated taxes from each taxing authority before the final millage rates are adopted. Homeowners who believe their property is assessed above market value have 25 days from the TRIM notice to file a petition with the Value Adjustment Board.
| System Element | Rule | Impact on Homeowner |
|---|---|---|
| Assessment Basis | 100% of just value (fair market value) annually | Market-value assessment; exemptions and SOH cap reduce taxable value |
| Homestead Annual Cap | Max 3% or CPI increase in assessed value per year | Long-term homestead owners pay taxes on below-market assessed values |
| Non-Homestead Annual Cap | Max 10% increase per year for non-school taxes | Limits annual jumps for investment and rental property owners |
| Sale-Triggered Reassessment | Reassessed to 100% just value following sale | Buyers lose any prior owner’s SOH or non-homestead cap benefit |
| TRIM Notice Deadline | 25 days from TRIM notice mailing (typically mid-August) | Homeowners can petition Value Adjustment Board to challenge assessment |
| No State Property Tax | All millage levies are local | Rates vary by county, school district, city, and special district |
Major Tax Districts and County Variations in Florida
Florida’s 67 counties show effective rates ranging from 0.67% in Pinellas County to 0.94% in Broward County among the 10 most populous counties. The variation reflects differences in school district millage rates (the largest component of most tax bills), municipal service levels, and special district levies. South Florida counties with very high home values (Miami-Dade, Palm Beach) tend to post lower effective rates because the same fixed millage produces a lower percentage on a high-value base.
Inland counties (Polk) and newly developing areas carry higher effective rates partly due to infrastructure and school financing needs relative to lower median home values. Lee and Charlotte counties on the Southwest Florida coast have seen significant post-Hurricane Ian assessment fluctuations (2022-2024), as damage-reduced valuations are gradually restored toward pre-storm levels.
The table below matches the county rates powering the calculator above, sourced from U.S. Census Bureau ACS 2023 five-year estimates. Rates are county-wide averages; actual millage at a given address depends on the combination of taxing units serving that parcel.
| County | Effective Rate (est.) | Annual Tax on $400k Home (no exemption) | Notes |
|---|---|---|---|
| Miami-Dade | 0.76% | $3,040 | Includes Miami; very high home values moderate the effective rate. Source: Census ACS 2023. |
| Broward | 0.94% | $3,760 | Fort Lauderdale area; highest effective rate among top-10 Florida counties. Source: Census ACS 2023. |
| Palm Beach | 0.83% | $3,320 | Diverse communities from coastal luxury to inland suburbs. Source: Census ACS 2023. |
| Hillsborough | 0.82% | $3,280 | Tampa metro; above-average growth rate driving new assessment values. Source: Census ACS 2023. |
| Orange | 0.75% | $3,000 | Orlando area; tourism tax base partially offsets residential millage. Source: Census ACS 2023. |
| Duval | 0.77% | $3,080 | Jacksonville, Florida’s largest city by area; consolidated city-county government. Source: Census ACS 2023. |
| Pinellas | 0.67% | $2,680 | St. Petersburg/Clearwater; lowest effective rate among top-10, reflecting high home values. Source: Census ACS 2023. |
| Lee | 0.78% | $3,120 | Fort Myers/Cape Coral; post-Hurricane Ian valuations still stabilizing. Source: Census ACS 2023. |
| Polk | 0.92% | $3,680 | Lakeland area; higher rate reflects lower median home values relative to school levy needs. Source: Census ACS 2023. |
| Brevard | 0.70% | $2,800 | Space Coast; mix of coastal and inland communities with varying millage. Source: Census ACS 2023. |
| Statewide Average | 0.78% | $3,120 | All owner-occupied properties statewide. Source: Tax Foundation / Census ACS 2023 (est.). |
Recent Florida Property Tax Law Changes and 2025-2026 Outlook
Constitutional Amendment 5, approved by Florida voters in November 2024 and effective January 1, 2025, introduced an annual inflation adjustment to the second $25,000 homestead exemption for non-school property taxes. Previously this amount was fixed at $25,000; it will now adjust upward with the CPI each year. The implementing legislation (HB 7019, 2024 Session) also created a state funding mechanism to compensate fiscally constrained counties for revenue lost due to the adjustment. For most homeowners, the practical impact in the first year is modest (a few dollars annually), but it compounds over time.
The 2024 Legislative Session also amended Florida’s Live Local Act (SB 328) to refine ad valorem tax exemptions for affordable housing, clarifying property appraiser calculation rules and strengthening land-use preemptions for qualifying workforce housing developments. This affects property owners converting or developing properties for affordable rental use.
Florida homeowners should also note that the federal SALT deduction cap of $10,000 may limit the federal deductibility of Florida property taxes. Given that Florida has no state income tax, the SALT cap primarily affects property taxes for Florida homeowners. A household paying $12,000 in property taxes can deduct only $10,000 federally, losing the deductibility of the remaining $2,000.
| Change | Effective Date | Key Impact | Who Benefits |
|---|---|---|---|
| Amendment 5: Second Exemption CPI Adjustment | January 1, 2025 | Second $25,000 non-school exemption now increases annually with CPI | All qualifying homestead owners |
| Widow / Disability Exemption Increase | January 1, 2023 | Exemption raised from $500 to $5,000 off assessed value | Unremarried widows/widowers and totally disabled residents |
| Live Local Act Affordable Housing Exemption (SB 328) | 2024 Session | Clarified rules for missing-middle housing property tax exemptions | Qualifying affordable housing developers |
| SOH Cap (Ongoing) | Annual | Assessed value increase capped at 3% or CPI for homestead properties | All qualifying homestead owners |
| Non-Homestead 10% Cap Reset | Post-sale | Resets to just value after qualifying change of ownership | Non-homestead property buyers (note: resets benefit) |
Disclaimer and Methodology
This calculator provides estimates for planning purposes only. Your actual Florida property tax bill depends on the county property appraiser’s just value for your specific parcel, accumulated Save Our Homes benefit, all applicable exemptions, and the combined millage rates of all local taxing authorities serving your address. Before closing on a purchase, always request the current tax bill and ask your title company for a first-year estimate based on the purchase price reassessment.
What this calculator does not account for:
- Save Our Homes accumulated cap savings for existing homestead owners (can substantially reduce taxable value)
- SOH portability benefit transferred from a prior homestead
- Specific millage rates from municipal, water management, and special district levies at your address
- Post-sale reassessment to full just value (eliminates prior owner’s cap savings)
How to get an accurate estimate:
- Look up your parcel on your county property appraiser’s website (search by address) to find the current just value, assessed value, and exemptions.
- Review the current TRIM notice (Truth in Millage) or tax bill to see all taxing authority millage rates applying to your address.
- If purchasing, ask your real estate agent or title company for a first-year tax estimate using the purchase price as the new assessed value.
- File for homestead exemption by March 1 with your county property appraiser to begin the Save Our Homes cap protection.
Data sources: County effective rates use U.S. Census Bureau ACS 2023 five-year estimates. Statewide average uses Tax Foundation 2026. Exemption and assessment rules sourced from Florida Department of Revenue and Florida Legislature (flsenate.gov).
Return to the National Property Tax Calculator to compare Florida with other states.