Owning in Florida
Data from January 2026
Property tax in Florida
The typical owner in Florida pays $2,730 a year, about 0.76% of the home’s value (0.94% nationwide). Here are the exemptions and discounts the state publishes, the deadlines to claim them or appeal, and every county’s figure.
Key numbers in Florida
- Typical tax
- $2,730
- per year, typical household
- 12% less than the U.S.
- Effective rate
- 0.76%
- tax ÷ value (estimate)
- 19% less than the U.S.
- United States
- 0.94%
- national effective rate
- Cap on your home
- Inflation, up to 3%
- how much the assessment can rise
The state's rules
Florida's rules, in one table
The assessment cap, the homestead exemption, when to protest and when to pay, as Florida's official source states them. Tap "What the source says" to read the exact text.
| Rule | What Florida says | Source |
|---|---|---|
| Cap on your home Inflation, up to 3% | After the first year with the homestead exemption, your home's assessed value cannot rise more than 3% a year, or less if the prior year's inflation (the Consumer Price Index, CPI) was lower. This is called "Save Our Homes". What the source says· Fla. Stat. §193.155“The assessed value of homestead property cannot increase more than 3 percent of the prior year’s assessed value or the percent change in the Consumer Price Index (CPI) for the prior calendar year, whichever is lower.” | Florida Department of Revenue Verified November 5, 2026 |
| Cap on other property 10% a year | For property that is not a homestead (a home you rent out, for example), the assessed value cannot rise more than 10% of the prior year's assessed value. What the source says· Fla. Stat. §193.1554“For non-homestead property and certain residential and non-residential property, the assessed value cannot increase by more than 10 percent of the prior year’s assessed value.” | Florida Department of Revenue Verified November 5, 2026 |
| What triggers a new assessment | If the home changes owners (a sale, a foreclosure or a transfer of title), or loses the homestead exemption, the Save Our Homes benefit ends and the next Jan. 1 it is assessed at market value. You may be able to carry ("port") part of the benefit to your new Florida homestead. What the source says· Fla. Stat. §193.155(3)“If a change in ownership occurs for a homestead property protected by the SOH cap, the property will lose the SOH benefit and will be subject to assessment at just value on the following January 1. Florida law defines a change of ownership as any sale, foreclosure, or transfer of legal title or beneficial title in equity to any person (see s. 193.155(3), F.S.).” | Florida Department of Revenue Verified November 5, 2026 |
| Homestead exemption | If the home is your permanent residence on Jan. 1, the homestead exemption can take up to $50,000 off its value. The first $25,000 lowers every tax, school taxes included. The other $25,000 (adjusted for inflation) applies only to value over $50,000 and does not lower school taxes. You apply on Form DR-501 with your county property appraiser by March 1. What the source says· Fla. Stat. §196.031“The first $25,000 applies to all property taxes, including school district taxes. The additional exemption of up to $25,000 applies to the assessed value over $50,000 and only to non-school taxes (see section 196.031, Florida Statutes (F.S.)). … To apply for the homestead exemption, you must complete and submit Form DR-501 to your county property appraiser by March 1 of the tax year.” | Florida Department of Revenue Verified November 5, 2026 |
| Protest deadline One for the whole state | If you disagree with the value, you can ask the property appraiser for an informal conference and file a petition with your county's value adjustment board (VAB). The deadline is 25 days after the appraiser mails your Notice of Proposed Property Taxes (TRIM notice), usually in mid-August. The VAB may charge up to $50. What the source says“Within 25 days after the property appraiser mails your Notice of Proposed Property Taxes (TRIM notice), usually in mid-August. … The VAB may charge up to $50 for filing a petition.” | Florida Department of Revenue Verified November 5, 2026 |
| When to pay | Your county tax collector mails the bill in late October or November. It is due by the following March 31. What the source says“After the local governments determine their annual budgets, the county tax collector sends a tax bill to each property owner in late October or November. The taxes are due by the following March 31.” | Florida Department of Revenue Verified November 5, 2026 |
By place
Every county, with its figure
What the typical owner pays in each county of Florida, with the typical home value and the effective rate. Highest tax first.
| Monroe County | $4,129 | $780,600 | 0.53% |
|---|---|---|---|
| Broward County | $3,890 | $414,600 | 0.94% |
| Palm Beach County | $3,858 | $447,300 | 0.86% |
| Miami-Dade County | $3,744 | $463,000 | 0.81% |
| St. Johns County | $3,721 | $489,200 | 0.76% |
| Collier County | $3,386 | $540,700 | 0.63% |
| Martin County | $3,322 | $432,200 | 0.77% |
| St. Lucie County | $3,241 | $347,300 | 0.93% |
| Sarasota County | $3,106 | $411,800 | 0.75% |
| Manatee County | $3,047 | $391,400 | 0.78% |
| Sumter County | $3,014 | $385,400 | 0.78% |
| Hillsborough County | $3,010 | $371,500 | 0.81% |
| Orange County | $2,967 | $390,100 | 0.76% |
| Lee County | $2,858 | $362,200 | 0.79% |
| Flagler County | $2,789 | $364,900 | 0.76% |
| Charlotte County | $2,785 | $328,900 | 0.85% |
| Alachua County | $2,773 | $288,800 | 0.96% |
| Osceola County | $2,700 | $353,300 | 0.76% |
| Nassau County | $2,699 | $382,800 | 0.71% |
| Seminole County | $2,599 | $386,900 | 0.67% |
| Pinellas County | $2,474 | $355,100 | 0.70% |
| Indian River County | $2,436 | $351,500 | 0.69% |
| Lake County | $2,433 | $318,400 | 0.76% |
| Leon County | $2,397 | $301,800 | 0.79% |
| Volusia County | $2,395 | $313,000 | 0.77% |
| Brevard County | $2,311 | $339,600 | 0.68% |
| Duval County | $2,264 | $303,500 | 0.75% |
| Clay County | $2,241 | $312,500 | 0.72% |
| Pasco County | $2,206 | $300,900 | 0.73% |
| Okaloosa County | $2,011 | $351,200 | 0.57% |
| Polk County | $1,933 | $266,500 | 0.73% |
| Walton County | $1,902 | $425,100 | 0.45% |
| Santa Rosa County | $1,891 | $329,800 | 0.57% |
| Hernando County | $1,858 | $276,000 | 0.67% |
| Bay County | $1,807 | $310,500 | 0.58% |
| Marion County | $1,806 | $243,100 | 0.74% |
| Hendry County | $1,756 | $219,200 | 0.80% |
| Franklin County | $1,728 | $273,300 | 0.63% |
| Wakulla County | $1,642 | $258,300 | 0.64% |
| Baker County | $1,631 | $256,700 | 0.64% |
| Gulf County | $1,578 | $250,000 | 0.63% |
| Escambia County | $1,495 | $257,200 | 0.58% |
| DeSoto County | $1,447 | $174,100 | 0.83% |
| Jefferson County | $1,439 | $232,600 | 0.62% |
| Columbia County | $1,434 | $194,900 | 0.74% |
| Citrus County | $1,430 | $245,500 | 0.58% |
| Okeechobee County | $1,423 | $193,000 | 0.74% |
| Highlands County | $1,353 | $187,900 | 0.72% |
| Gilchrist County | $1,302 | $199,900 | 0.65% |
| Hardee County | $1,264 | $153,600 | 0.82% |
| Putnam County | $1,249 | $160,300 | 0.78% |
| Suwannee County | $1,213 | $171,600 | 0.71% |
| Levy County | $1,201 | $190,600 | 0.63% |
| Glades County | $1,170 | $137,000 | 0.85% |
| Bradford County | $1,164 | $212,500 | 0.55% |
| Liberty County | $1,152 | $127,300 | 0.90% |
| Union County | $980 | $169,500 | 0.58% |
| Madison County | $965 | $116,200 | 0.83% |
| Gadsden County | $927 | $174,900 | 0.53% |
| Lafayette County | $863 | $157,200 | 0.55% |
| Hamilton County | $816 | $111,200 | 0.73% |
| Dixie County | $813 | $132,000 | 0.62% |
| Washington County | $792 | $171,000 | 0.46% |
| Taylor County | $750 | $114,600 | 0.65% |
| Calhoun County | $734 | $145,300 | 0.51% |
| Jackson County | $609 | $120,800 | 0.50% |
| Holmes County | $600 | $110,200 | 0.54% |
- Monroe $4,1290.53%
- Broward $3,8900.94%
- Palm Beach $3,8580.86%
- Miami-Dade $3,7440.81%
- St. Johns $3,7210.76%
- Collier $3,3860.63%
- Martin $3,3220.77%
- St. Lucie $3,2410.93%
- Sarasota $3,1060.75%
- Manatee $3,0470.78%
- Sumter $3,0140.78%
- Hillsborough $3,0100.81%
- Orange $2,9670.76%
- Lee $2,8580.79%
- Flagler $2,7890.76%
- Charlotte $2,7850.85%
- Alachua $2,7730.96%
- Osceola $2,7000.76%
- Nassau $2,6990.71%
- Seminole $2,5990.67%
- Pinellas $2,4740.70%
- Indian River $2,4360.69%
- Lake $2,4330.76%
- Leon $2,3970.79%
- Volusia $2,3950.77%
- Brevard $2,3110.68%
- Duval $2,2640.75%
- Clay $2,2410.72%
- Pasco $2,2060.73%
- Okaloosa $2,0110.57%
- Polk $1,9330.73%
- Walton $1,9020.45%
- Santa Rosa $1,8910.57%
- Hernando $1,8580.67%
- Bay $1,8070.58%
- Marion $1,8060.74%
- Hendry $1,7560.80%
- Franklin $1,7280.63%
- Wakulla $1,6420.64%
- Baker $1,6310.64%
- Gulf $1,5780.63%
- Escambia $1,4950.58%
- DeSoto $1,4470.83%
- Jefferson $1,4390.62%
- Columbia $1,4340.74%
- Citrus $1,4300.58%
- Okeechobee $1,4230.74%
- Highlands $1,3530.72%
- Gilchrist $1,3020.65%
- Hardee $1,2640.82%
- Putnam $1,2490.78%
- Suwannee $1,2130.71%
- Levy $1,2010.63%
- Glades $1,1700.85%
- Bradford $1,1640.55%
- Liberty $1,1520.90%
- Union $9800.58%
- Madison $9650.83%
- Gadsden $9270.53%
- Lafayette $8630.55%
- Hamilton $8160.73%
- Dixie $8130.62%
- Washington $7920.46%
- Taylor $7500.65%
- Calhoun $7340.51%
- Jackson $6090.50%
- Holmes $6000.54%
Effective rate: typical tax ÷ typical value, our estimate from two Census medians. Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates (external site)
Exemptions
Which exemption fits you?
What Florida publishes for each case. You have to apply for almost all of them: none is applied on its own.
-
If it is your main home
If the home is your permanent residence on Jan. 1, the homestead exemption can take up to $50,000 off its value. The first $25,000 lowers every tax, school taxes included. The other $25,000 (adjusted for inflation) applies only to value over $50,000 and does not lower school taxes. You apply on Form DR-501 with your county property appraiser by March 1.
What the source says· Fla. Stat. §196.031
“The first $25,000 applies to all property taxes, including school district taxes. The additional exemption of up to $25,000 applies to the assessed value over $50,000 and only to non-school taxes (see section 196.031, Florida Statutes (F.S.)). … To apply for the homestead exemption, you must complete and submit Form DR-501 to your county property appraiser by March 1 of the tax year.”
Florida Department of Revenue · Verified November 5, 2026
-
If you are an older owner
If you are 65 or older and your household income is under the limit, your county or city may give you up to $50,000 more, if it adopted that option. If you have also lived 25 years or more in a home worth under $250,000, the exemption can be the full assessed value. Ask your county property appraiser whether it is offered.
What the source says· Fla. Stat. §196.075
“A board of county commissioners or the governing authority of any municipality may adopt an ordinance to allow an additional homestead exemption of up to $50,000. … A board of county commissioners or the governing authority of any municipality may adopt an ordinance to allow an additional homestead exemption equal to the assessed value of the property.”
Florida Department of Revenue · Verified November 5, 2026
-
If you have a disability
A quadriplegic owner pays no tax on the homestead. Other totally and permanently disabled owners who use a wheelchair or are legally blind pay none either, if household income is under the limit. Blind or totally and permanently disabled residents also get a $5,000 exemption.
What the source says· Fla. Stat. §196.101, §196.202
“Real estate that a quadriplegic person uses and owns as a homestead is exempt from all ad valorem taxation (see section 196.101(1), Florida Statutes (F.S.)). … Property to the value of $5,000 of every widow, widower, blind person, or totally and permanently disabled person who is a bona fide resident of this state is exempt from taxation (see Form DR-501) (see s. 196.202, F.S.).”
Florida Department of Revenue · Verified November 5, 2026
-
If you are a veteran
An honorably discharged veteran who lives in Florida with a disability of 10% or more may get a $5,000 exemption. With a service-connected total and permanent disability, the veteran may pay no tax on the homestead.
What the source says· Fla. Stat. §196.24, §196.081
“An ex-servicemember who was discharged under honorable conditions, is a Florida resident, and who is disabled to a degree of 10% or more because of misfortune or while serving during wartime may be entitled to a $5,000 reduction in his or her property’s assessed value.”
Florida Department of Revenue · Verified November 5, 2026
How it works
Where your bill comes from
The local government puts a value on your home, subtracts the exemptions you apply for and applies the rate of each body that taxes it: the county, the city, the school district and others.
- The value assigned to your home
- The exemptions you apply for
- The rates of each taxing body (county, city, schools)
- Your yearly bill
The effective rate on this page is something else: our estimate (typical tax ÷ typical value, from Census data) for comparing places. It is not the rate your local government sets.
Buying or selling
Taxes on the sale
Some states charge a tax or fee when the deed is recorded. What the official source says:
-
Documentary stamp tax on the deed and the mortgage
Florida charges 70 cents per $100 of the price when the deed is recorded (60 cents in Miami-Dade County) and 35 cents per $100 of the loan on the mortgage. The law holds every party liable, whatever the contract says about who pays.
Fla. Stat. ch. 201 · Florida Department of Revenue · Verified October 15, 2026
-
Nonrecurring intangible tax on the mortgage
Florida charges a one-time 2 mills (0.2%) on the mortgage amount when it is recorded. The law makes the lender the taxpayer; ask whether it is passed on to you in the Loan Estimate.
Fla. Stat. ch. 199, pt. II · Florida Department of Revenue · Verified October 16, 2026
Frequently asked questions
How much is property tax in Florida?
The typical owner pays $2,730 a year, about 0.76% of the home’s value, per the Census (Average 2020–2024). Nationwide the effective rate is 0.94%. Your bill depends on your county, city, school district and the exemptions you claim.
How much can my home's assessment rise in Florida?
After the first year with the homestead exemption, your home's assessed value cannot rise more than 3% a year, or less if the prior year's inflation (the Consumer Price Index, CPI) was lower. This is called "Save Our Homes".
What is the deadline to protest the assessment in Florida?
If you disagree with the value, you can ask the property appraiser for an informal conference and file a petition with your county's value adjustment board (VAB). The deadline is 25 days after the appraiser mails your Notice of Proposed Property Taxes (TRIM notice), usually in mid-August. The VAB may charge up to $50.
How do I apply for the homestead exemption in Florida?
If the home is your permanent residence on Jan. 1, the homestead exemption can take up to $50,000 off its value. The first $25,000 lowers every tax, school taxes included. The other $25,000 (adjusted for inflation) applies only to value over $50,000 and does not lower school taxes. You apply on Form DR-501 with your county property appraiser by March 1.
When is property tax paid in Florida?
Your county tax collector mails the bill in late October or November. It is due by the following March 31.
Which county in Florida pays the most property tax?
By amount, the highest typical tax is in Monroe County ($4,129) and the lowest in Holmes County ($600). By effective rate, the highest is Alachua County (0.96%) and the lowest Walton County (0.45%).
What is the effective rate?
The typical tax divided by the typical home value in the same place. It is our estimate from two Census medians, not the rate your local government sets; it is for comparing places.