Florida Property Tax Calculator 2026

How Florida Property Tax Works

Property tax in Florida is an annual tax levied on real estate by local governments — primarily counties, municipalities, and school districts. The amount you owe is determined by your property's assessed value multiplied by the local mill rate. The statewide effective rate is approximately 0.82% of market value, placing Florida 0.28% below the national average of 1.10%.

The effective rate combines all local levies: county tax, municipal tax, school district tax, and any special assessments. Because Florida has multiple taxing jurisdictions, your actual rate depends heavily on where in the state your property is located. The 0.82% figure is a weighted average across all Florida counties.

On the median Florida home valued at $389,000, the typical annual property tax bill is about $3,190 — or roughly $266 per month when paid through a mortgage escrow account.

Who Collects Property Tax in Florida — and How Rates Are Set

In Florida, property taxes are assessed and collected at the county level. Each county has an assessor who determines property values and a treasurer (or equivalent office) who collects taxes. The state sets the framework and maximum rates; counties, municipalities, and school districts each add their own levies within those limits.

Mill rates (expressed as dollars of tax per $1,000 of assessed value) are set annually based on local budget needs. A mill rate of 10 equals a 1.0% effective rate. Most jurisdictions reassess properties every one to four years, though some reassess annually. If your home's market value rises faster than neighboring properties, your share of the tax burden can increase even if the mill rate stays the same.

To find your exact rate, contact your Florida county assessor's office or check your county's official website. Your most recent property tax bill will also show the breakdown of all levies applied to your parcel.

Florida Property Tax Exemptions and Relief Programs

Florida offers a Homestead Exemption of up to $50,000 off assessed value for primary residences, plus an additional Save Our Homes cap limiting assessment increases to 3% per year.

Veterans may qualify for a partial or full exemption depending on disability rating and service history. Agricultural land often receives a preferential assessment based on use-value rather than market value. If you believe your assessment is incorrect, you have the right to appeal — typically within 30 to 90 days of receiving your assessment notice.

To apply for any exemption, contact your county assessor. Most exemptions require an annual or one-time application and proof of eligibility (residency, age, disability documentation, etc.).

Tips to Manage Your Florida Property Tax Bill

First, verify your assessment is accurate. Review your property record card at the county assessor's office and check for errors in square footage, bedroom/bathroom count, or lot size. Even small errors can inflate your assessed value and tax bill. If the assessment seems high, look up recent sale prices of comparable homes in your neighborhood and file an appeal if warranted.

Second, apply for every exemption you qualify for. Homestead, senior, veteran, and disability exemptions can reduce your taxable value by thousands of dollars. Third, if your mortgage servicer handles tax payments through escrow, review your escrow statement annually. Servicers sometimes over-estimate and hold excess funds — you may be entitled to a refund. Finally, Florida property taxes are due March 31. Discounts apply for early payment (4% in November through 1% in February).

Florida Property Tax Calculator by County — Why Miami-Dade Pays Almost 2× Walton

Florida’s statewide 0.82% effective rate hides huge county-level spread. Per the Florida Department of Revenue county officials directory, effective rates range from about 0.55% in Walton County to roughly 1.07% in Alachua and parts of Miami-Dade once school millage and special districts are layered in. On a $400,000 home that is the difference between a $2,200/year bill and $4,280/year — almost 2× for the same property value. Use this calculator as a planning anchor, then call your county tax collector for the parcel-specific final number. Two more rate-mover events to watch in 2026: (1) post-hurricane reassessment requests are pushing property classifications, and (2) Save Our Homes 3% cap "portability" lets you transfer assessment differential to a new homestead within 3 years of moving — confirmed by your county property appraiser, not the seller.

Last updated 2026-06-30. Sources: Florida Department of Revenue – Property Tax Oversight.

Florida vs Texas vs Tennessee — No-Income-Tax-State Property Tax Comparison

Florida's biggest competitive draw is zero state income tax, but the same is true of Texas, Tennessee, Washington, Nevada, South Dakota, and Wyoming. Retirees and remote workers comparing relocations should weigh property tax — which is how those states fund schools — not just income tax. Per the latest US Census Bureau state government tax collections data: Florida's 0.82% effective property-tax rate sits well below Texas (1.63%) and Tennessee (0.55%). On a $500,000 home, that is $4,100/year in Florida versus $8,150 in Texas and $2,750 in Tennessee — a $5,400/year spread on the same property value.

The full picture: Texas compensates for zero income tax with high property tax; Tennessee has both low income tax (0% on wages, 0% on dividends since 2021) and low property tax but adds a higher 9.55% sales tax. Florida sits in the middle — 6%–8% sales tax, 0.82% property tax, no income tax — making it the best-balanced of the three for a retiree drawing IRA distributions plus modest spending. The Save Our Homes 3% cap (applied only to FL homesteaded primary residences) further protects long-term Florida owners against runaway re-assessment, which Texas does not offer. Verify with our Texas property tax calculator and Tennessee property tax calculator.

Florida Property Tax Examples: $300K, $500K, $750K Homes (2026)

Worked examples using Florida's 2026 statewide weighted-average effective rate of 0.82% and the Homestead Exemption ($50,000 off assessed value for primary residences). All figures assume the property is a primary residence eligible for homestead. Per the Florida Department of Revenue:

1. $300,000 market value home: Homestead-adjusted taxable = $250,000. Tax at 0.82% = $2,050/year ($171/month). In Miami-Dade at 1.07%: $2,675/year ($223/month). In Walton at 0.55%: $1,375/year.
2. $500,000 market value home: Homestead-adjusted = $450,000. Tax at 0.82% = $3,690/year ($308/month). In Miami-Dade at 1.07%: $4,815/year. In Walton at 0.55%: $2,475/year.
3. $750,000 market value home: Homestead-adjusted = $700,000. Tax at 0.82% = $5,740/year ($478/month). In Miami-Dade at 1.07%: $7,490/year. In Walton at 0.55%: $3,850/year.
4. $1,000,000 market value home: Homestead-adjusted = $950,000. Tax at 0.82% = $7,790/year ($649/month). In Miami-Dade at 1.07%: $10,165/year. The $50,000 homestead exemption saves a $1M-home owner $410/year at statewide average.
5. Without homestead exemption (vacation home / rental property): Full assessed value is taxed. A $500,000 rental property pays $4,100/year at statewide average vs $3,690 with homestead — a $410/year hit. Plus no Save Our Homes 3% annual cap, so re-assessments are unlimited.

Florida ranks 11th-lowest property-tax state in 2026 — combined with no state income tax (effective rate 0%), it's one of the lowest total-tax-burden states for retirees on Social Security. For full county-by-county effective rates, see FL DOR Tax Roll Compliance Reports.

Florida Property Tax Amendment 5 (2024) — Homestead Inflation Adjustment (2026 Update)

Florida voters approved Amendment 5 in November 2024, requiring the state to annually adjust the $25,000 non-school portion of the Homestead Exemption for inflation starting in 2026. For the 2026 tax year, that portion increases from $25,000 to $26,150 (adjusted per BLS CPI-U December 2025 report), while the $25,000 school-portion stays fixed by state constitution — total Homestead Exemption for eligible homes is now $51,150 (up from $50,000). On a $500,000 homestead-eligible home at Florida's 0.82% statewide effective rate, this saves an extra ~$9/year going forward — small on year 1 but compounds annually as inflation continues. Track updates at Florida Department of Revenue property forms. The property tax calculator florida above uses the pre-Amendment 5 baseline; add $9-$15/year savings to your result if your county has already implemented the 2026 adjustment. Updated 2026-07-12.

Property Tax Calculator Florida: Homestead Exemption and CDD Fees

Florida's 0.82% statewide average applies to taxable value, not market value — and for an owner-occupier those are rarely the same number. Homestead removes up to $50,000 of assessed value (the second $25,000 does not apply to school taxes), and Save Our Homes caps annual assessment growth at 3% or CPI. The calculator now takes that directly: enter 50000 in the Homestead Exemption field if eligible, replace the rate with your county millage (Miami-Dade sits near double Walton County), and put CDD or non-ad-valorem fees in the assessments box. Verify with your county property appraiser. Updated 2026-07-29.