Free · No Signup · Instant Results
Florida Property Tax Calculator
2026
Enter your home value to get your exact Florida property tax — annual bill, monthly escrow, exemptions, and 30-year projection. Average effective rate: 0.83%.
Florida Property Tax Estimator 2026
See exactly how property tax affects your monthly mortgage payment via escrow.
See what you'd pay in any state for the same home value.
Calculation Breakdown
| Market value | — |
| Assessment ratio | — |
| Assessed value | — |
| Exemptions applied | — |
| Taxable value | — |
| Effective tax rate | — |
| Annual property tax | — |
30-Year Tax Projection
Assumes 3% annual home appreciation, 2% annual tax rate increase. Actual future taxes may differ.
How to Appeal Your Florida Tax Assessment
Appeal window in Florida: 25 days after TRIM notice (Sept). Over 40% of US homeowners may be overpaying. Here's how to fight back:
Annual tax on a $350,000 home — highest & lowest states · Florida rate: 0.83%
🔴 Highest Tax States
🟢 Lowest Tax States
📋 Florida Note: Save Our Homes limits assessed value increases to 3% or CPI (whichever is lower) per year.
🏦 Escrow Impact: At Florida's 0.83% average rate, property tax adds approximately $242/month to escrow on a $350K home.
🏠 Homestead Exemption
Florida: $50,000 off assessed value (Save Our Homes)
Apply at your county assessor's office — not automatic.
👴 Senior (65+) Exemption
Florida: Extra $50,000 for low-income seniors 65+
Avg benefit: $500–$2,000/yr
🎖 Veteran Exemption
Florida: 100% disabled vets: full exemption
Check your state VA office for documentation requirements.
♿ Disability Exemption
Varies widely by state and disability level.
100% disabled homeowners may qualify for full exemption in TX, FL, and others.
Requires documentation from SSA or physician.
All 50 states ranked by effective rate · estimated annual tax on a $350K and $500K home · Florida highlighted
| # | State | Effective Rate | On $350K Home | On $500K Home | Homestead Exemption | Burden Level |
|---|
The Florida property tax calculator above gives you an instant 2026 estimate of your annual tax bill, monthly escrow amount, and the real dollar savings your homestead exemption delivers. Florida’s property tax system is unique among all US states: there is no state-level property tax, all rates are set by 67 counties, and two powerful constitutional protections — the $50,722 homestead exemption and the Save Our Homes 3% assessment cap — can reduce long-term homeowners’ bills by tens of thousands of dollars over the life of ownership.
This guide explains how to read every output the Florida property tax calculator produces, what the 2026 rate changes mean for your budget, and everything you need to know about HJR 1F — the most significant proposed change to Florida property taxes since 1992 — which Florida voters will decide in November 2026.
How the Florida Property Tax Calculator Computes Your Bill
The Florida property tax calculator runs Florida’s statutory four-step formula. Unlike most states, Florida assesses property at 100% of just value (market value) — there is no fractional assessment ratio. But the homestead exemption and Save Our Homes cap reduce your taxable value significantly below market value over time, often by 30–60% for long-term owners.
The Florida Property Tax Formula — Step by Step
- Just Value — the county property appraiser’s estimate of your home’s fair market value as of January 1 each year, based on recent comparable sales.
- Assessed Value — just value reduced by the Save Our Homes cap for homesteads (maximum 3% increase per year after the first full year of ownership).
- Taxable Value — assessed value minus all applicable exemptions: homestead ($50,722), senior ($25,000 additional), veteran (up to $5,000), or disability exemptions.
- Annual Tax Bill — taxable value ÷ 1,000 × combined millage rate (county general fund + school board + city + special districts like CDDs).
A first-year buyer on the same $400,000 home pays on full just value minus exemption ($349,278) = ~$5,494/year before SOH accumulates. Always use the Florida property tax calculator with your purchase price — not the seller’s current tax bill.
The most critical number the Florida property tax calculator reveals for new buyers is the Year 1 bill — calculated on full just value before Save Our Homes accumulates. This is routinely 30–60% higher than what the current seller pays, creating real budget shock if overlooked. The Florida property tax calculator shows both figures side by side so buyers can plan accurately.
Save Our Homes — Florida’s 3% Cap and What It Means for Your Tax Bill
Save Our Homes (SOH) is the most powerful long-term benefit the Florida property tax calculator models for established Florida homeowners. Approved by voters in 1992 and embedded in the Florida Constitution, SOH caps the annual increase in a homestead’s assessed value at 3% or the CPI inflation rate — whichever is lower.
For tax year 2025, the Save Our Homes cap was 2.9% (the CPI rate). In counties where market values climbed 8–12%, this cap prevented the taxable value from keeping pace with the market — saving long-term homeowners thousands annually. A house that might sell for $600,000 today could carry an assessed value of only $280,000 if the owner has held it for many years.
The “Tax Shock” Problem for Buyers
When a Florida home sells, the Save Our Homes cap resets completely. The buyer’s first assessed value equals the full purchase price, and their own 3% SOH cap only begins accumulating after the first full year of homestead ownership. This is precisely why the Florida property tax calculator is indispensable for buyers — the seller’s tax bill can dramatically understate what you will actually owe.
Save Our Homes Portability
When you move to a new Florida homestead, you can transfer up to $500,000 of accumulated Save Our Homes savings to the new property. You must establish the new homestead on or before January 1 of the third year after abandoning the prior one. File Form DR-501T (Florida DOR) with the county property appraiser when applying for your new homestead exemption. The Florida property tax calculator accepts a portability input so you can see the immediate impact on your first-year bill.
Florida Homestead Exemption 2026 — $50,722 and Now Inflation-Indexed
The homestead exemption is the first deduction the Florida property tax calculator applies. The homestead exemption reduces your taxable value by $50,722 for 2025. This increased from the previous $50,000 due to Amendment 5 (Florida DOR exemptions page) passed in November 2024. Going forward, only the second $25,000 tier adjusts for inflation each year, so the figure will continue rising slightly annually.
The exemption works in two tiers that the Florida property tax calculator applies separately:
| Exemption | Amount | Applies To | Annual Savings (est. 15-mill rate) |
|---|---|---|---|
| Tier 1 Base | $25,000 | All taxes incl. school district | ~$375/yr |
| Tier 2 Additional | $25,722 (2025) | Non-school taxes only | ~$260/yr |
| Senior Additional | $25,000 extra | Non-school (age 65+, income-qualified) | ~$260/yr additional |
| Veteran Exemption | Up to $5,000 | All taxes | ~$75/yr |
| 100% Disabled Vet | Full exemption | All property taxes | Full bill eliminated |
HJR 1F — Florida’s $250,000 Exemption on the November 2026 Ballot
No guide to the Florida property tax calculator in 2026 is complete without covering HJR 1F — the most significant proposed change to Florida property taxes since Save Our Homes passed in 1992. During a special session held June 1–3, 2026, the Florida Legislature passed HJR 1F, the “Save Our Homes from Excessive Property Taxes” amendment (House 75–26, Senate 30–9). Read the full HJR 1F text at the Florida Senate → It changes nothing on its own: the amendment goes to Florida voters on the November 3, 2026 ballot and needs 60% approval to take effect, with most provisions starting January 1, 2027 if approved.
What HJR 1F Would Do to Your Florida Property Tax Bill
The plan exempts the first $250,000 of a homesteaded value from non-school property taxes, so your savings equal your county’s non-school millage applied to the value between the current exemption and $250,000. School taxes stay in place. For homeowners with assessed values below $250,000 — many long-term Florida owners whose SOH-capped value has drifted well below market — this would effectively eliminate all non-school property taxes.
Illustrative only. Savings depend on your county’s school vs. non-school millage split. The Florida property tax calculator will reflect the new law if voters approve it in November 2026.
Florida Property Tax Rates by County 2026
Because Florida has 67 counties each setting their own millage rates, using the Florida property tax calculator with your specific county is essential. The same $400,000 home generates vastly different bills across the state.
| County | Millage Rate | Eff. Rate | Median Annual Bill | Est. Bill — $400K Home* |
|---|---|---|---|---|
| St. Lucie | ~22.85 mills | ~1.14% | est. $3,500+ | ~$6,856 |
| Broward | ~19.84 mills | 0.94% | $4,423 | ~$5,953 |
| Palm Beach | ~18.72 mills | 0.83% | $4,240 | ~$5,616 |
| Duval | ~17.86 mills | 0.77% | $2,566 | ~$5,924 |
| Miami-Dade | ~17.59 mills | 0.76% | $4,141 | ~$5,278 |
| Pinellas | ~18.38 mills | ~0.97% | est. $3,500 | ~$5,516 |
| Volusia | ~18.21 mills | 0.76% | $2,696 | ~$5,463 |
| Orange | ~16.50 mills | ~0.82% | est. $3,200 | ~$4,950 |
| Hillsborough | ~15.73 mills | 0.82% | $3,453 | ~$4,718 |
| Lee | ~13.50 mills | 0.78% | $3,087 | ~$4,050 |
| St. Johns | ~13.47 mills | ~0.67% | est. $2,800 | ~$4,041 |
| Collier | ~10.50 mills | ~0.52% | est. $3,800 | ~$3,150 |
| Walton | ~9.76 mills | ~0.49% | est. $1,900 | ~$2,928 |
| Monroe | ~8.82 mills | ~0.54% | est. $2,800 | ~$2,646 |
*Estimated at full just value minus $50,722 homestead exemption × millage rate. Actual bills include city and special district levies. Use the Florida property tax calculator above for a county-specific figure.
Florida Property Tax Due Dates & Early Payment Discounts 2026
One of Florida’s most underappreciated advantages is its early payment discount system. For all our free home finance tools, visit the calculators hub. The Florida property tax calculator‘s monthly escrow output helps you budget for these bills, but understanding the discount tiers keeps even more money in your pocket.
On a $4,000 annual Florida property tax bill, paying in November versus waiting until the March 31 deadline saves $160 — no paperwork, no application required. After March 31, a 3% penalty applies immediately, followed by 1.5% per month in interest. Most mortgage lenders collect taxes through your monthly escrow payment and remit in November automatically to capture the 4% discount — the Florida property tax calculator‘s monthly escrow figure reflects this annual cost divided by 12.
Full Florida Property Tax Calendar 2026–2027
- January 1, 2026Property appraisers assess all property at just value as of this date. Save Our Homes cap applied for qualifying homesteads.
- March 1, 2026Homestead exemption filing deadline. Miss this and you lose $1,200+ in average annual savings until next year.
- Mid-August 2026TRIM (Truth in Millage) notices mailed — your proposed assessed value and estimated tax bill. Open immediately.
- 25 days after TRIM mailingAppeal deadline. File with your county Value Adjustment Board. One of the shortest windows in the US — do not miss it.
- November 1, 2026Tax bills mailed. Payable now. 4% early payment discount period begins.
- November 3, 2026HJR 1F ballot vote. Florida voters decide on the $250,000 homestead exemption. 60% approval required.
- December 31, 20263% early payment discount expires. Pay by year-end to save 3%.
- March 31, 2027Florida property taxes due. Penalty and interest begin April 1.
How to Appeal Your Florida Property Tax — The 25-Day TRIM Window
If the Florida property tax calculator shows an annual bill significantly lower than what the TRIM notice projects, a discrepancy in your assessed just value is the likely cause. Florida gives you 25 days to act — one of the shortest appeal windows in the entire country.
- Receive your TRIM notice (mid-August). Start counting 25 days from the postmark date — this is a hard deadline set by Florida statute.
- Compare to market value. Run comparable sales of similar homes sold near January 1 of the tax year. If your just value exceeds what comparable homes sold for, you have grounds.
- File your VAB petition online or in person with your county Value Adjustment Board. Filing fee is typically $15. Do not wait until the last day.
- Prepare your evidence. Bring: recent comparable sales (within 6 months of January 1), an independent appraisal if available, and photos of any condition issues affecting value.
- Attend your hearing. A special magistrate hears your case. Most hearings run 15–30 minutes. Successful appeals typically reduce assessed value by 5–15%, saving $400–$1,500 per year depending on your county’s millage.
Understanding Your Florida Property Tax Calculator Results
The Florida property tax calculator produces five key outputs. Here is exactly what each number means for your budget:
Annual Tax Bill
Your estimated total Florida property tax for the year — calculated using your taxable value (just value, SOH-capped assessed value, or entered assessed value, minus exemptions) multiplied by your county’s combined millage rate. This is the gross amount before any early payment discount. Paying in November gives you 4% back.
Monthly Escrow Amount
Your annual bill divided by 12 — the amount your lender collects monthly in your escrow account. Note: Florida property taxes may be deductible on your federal return under the SALT cap — see IRS Topic 503 for details (current SALT limit: $40,000 for 2025). On a $400,000 home in Broward County with the homestead exemption applied, the Florida property tax calculator shows a monthly escrow component of approximately $350–$460 for property taxes alone. This is added to your principal, interest, and insurance in your total monthly payment. Use our home loan calculator to see your complete monthly PITI breakdown.
Effective Tax Rate
Your annual bill divided by your home’s just value, expressed as a percentage. The Florida property tax calculator shows this figure for an easy comparison to the national average (0.90%) and to other Florida counties. Florida’s statewide 0.83% is lower than the national average, but high-millage counties like Broward (0.94%) and St. Lucie (~1.14%) exceed it. Compare Florida with any other state using our all-50-states property tax calculator.
Exemption Savings
The dollar difference between what you would owe without the homestead exemption and your actual bill. At 16 mills (a typical Florida combined rate), the $50,722 homestead exemption saves approximately $811 per year — real money that disappears permanently for any year you forget to apply.
Year 1 vs. Long-Term Comparison
The Florida property tax calculator‘s most powerful output for buyers: a side-by-side comparison of the Year 1 bill (full just value minus exemption) versus the SOH-capped long-term projection. This gap typically grows to 30–60% after 10–15 years of ownership, illustrating why Florida rewards long-term homeownership more generously than almost any other high-value state.
Florida Senior, Veteran & Disability Property Tax Exemptions 2026
The standard homestead exemption is just the foundation. The Florida property tax calculator applies several additional exemptions for qualifying Floridians that can substantially reduce your bill beyond the base $50,722.
Senior Low-Income Additional Exemption
Florida homeowners aged 65 and older who earn less than the income limit set by the Florida Department of Revenue (approximately $35,167 for 2025, adjusted annually) qualify for an additional $25,000 exemption on non-school taxes. Combined with the standard exemption, qualifying seniors reduce their non-school taxable value by up to $75,722 — saving an additional $260–$375 per year at typical millage rates. Apply through your county property appraiser.
Veteran Exemption
Florida veterans with a service-connected disability rating of 10% or more receive a $5,000 reduction in assessed value for all taxes. Verify your disability rating at VA.gov/disability. Veterans with 100% permanent and total disability receive a complete exemption — eliminating all property taxes. This exemption passes to the surviving unremarried spouse for life. The Florida property tax calculator includes a veteran exemption toggle so disabled veterans can see their actual bill.
Portability — Your Biggest Financial Lever When Moving
For Florida homeowners relocating within the state, portability is often worth more than any exemption. Up to $500,000 of accumulated SOH savings transfers to your new homestead. A Tampa homeowner who built $200,000 in SOH savings on a former home can immediately apply that benefit to a new purchase — reducing first-year taxable value by $200,000 and saving $1,600–$4,000 in year-one taxes depending on millage rate.