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 your property's taxable value — assessed value minus exemptions — multiplied by the millage rates of the authorities that tax it. On average, Florida homeowners pay 0.78% of their home's value in property tax each year, 0.16 percentage points below the U.S. figure of 0.94%.

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 0.78% figure is all real-estate tax paid on owner-occupied homes in Florida divided by their total value, as published in the Tax Foundation's Property Taxes by State and County, 2026 from Census Bureau American Community Survey data for 2020–2024. It is a statewide average — not a rate any single jurisdiction charges, and not your bill.

The Census Bureau puts the median owner-occupied home in Florida at $359,000 and the median real-estate tax bill at $2,730 a year — roughly $228 per month when paid through a mortgage escrow account (American Community Survey, 2020–2024).

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

In Florida the county property appraiser values property and decides exemptions, and the county tax collector sends the bill and collects it. Counties, school boards, municipalities and special districts each adopt their own millage rate every year; the property appraiser mails a Notice of Proposed Property Taxes (the TRIM notice) in August, before those rates are final.

Mill rates (expressed as dollars of tax per $1,000 of assessed value) are set annually based on local budget needs. Ten mills is 1% of assessed value, which equals 1% of market value only where homes are assessed at full market value. Florida property appraisers assess homes at just (market) value, and the assessed value of a homestead can then rise by no more than 3% a year or the change in the Consumer Price Index, whichever is lower (Save Our Homes); the millage is then applied to taxable value, which is assessed value minus exemptions. 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 county property appraiser's office or check its 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's homestead exemption takes $25,000 off the assessed value of a permanent residence for all property taxes, plus an additional exemption on assessed value above $50,000 that applies to non-school taxes only. The additional amount is indexed to inflation: up to $25,722 for 2025 and $26,411 for 2026, so the most a homestead exempts in 2026 is $51,411. A homestead also gets the Save Our Homes cap, which limits the yearly rise in assessed value to 3% or the change in the Consumer Price Index, whichever is lower (2.7% for 2026). Counties and cities may add up to $50,000 more for residents aged 65 or older with a household income of $38,686 or less (2026). Apply to your county property appraiser on Form DR-501 by 1 March. Source: Florida Department of Revenue — Property Tax Exemptions and Additional Benefits.

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 — in Florida a petition to the county Value Adjustment Board must be filed within 25 days after the TRIM notice is mailed.

To apply for any exemption, contact your county property appraiser. 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 your county property appraiser'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 become payable on 1 November and must be paid in full by 31 March; unpaid taxes become delinquent on 1 April. Paying early earns a discount of 4% in November, 3% in December, 2% in January and 1% in February (section 197.162, Florida Statutes).

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

Florida's statewide 0.78% effective rate hides a wide county spread. The Department of Revenue's 2025 data book puts the aggregate millage rate — all taxes levied in a county divided by its taxable value — at 18.4893 mills in Miami-Dade and 9.1512 mills in Walton County, with Monroe lowest at 8.2361 and St. Lucie highest at 21.5570. On $400,000 of taxable value that is about $7,396 a year in Miami-Dade against $3,660 in Walton — about 2× for the same taxable value. Measured the way this calculator's default works (tax paid ÷ market value on owner-occupied homes) the gap is narrower: Walton 0.49%, Miami-Dade 0.81%, Broward 0.96% and Alachua 0.99% in the Tax Foundation 2026 county table, because homestead exemptions and Save Our Homes caps hold the taxable value of long-held homes below market. Use this calculator as a planning anchor, then check the millage for your address with your county property appraiser or tax collector. One rule to know if you are moving within Florida: Save Our Homes "portability" lets you transfer up to $500,000 of the difference between just value and assessed value to a new homestead, provided you establish it within three years of 1 January of the year you gave up the old one and file Form DR-501T with the homestead application by 1 March.

Updated October 2026. Sources: Florida Department of Revenue data book, millage and taxes levied (2025); DOR guide PT-112, Save Our Homes and portability; Tax Foundation, Property Taxes by State and County, 2026 county table (Census ACS 2020–2024).

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

Florida levies no individual income tax, but neither do Texas, Tennessee, Alaska, Nevada, New Hampshire, South Dakota or Wyoming (Tax Foundation state income tax table). People comparing relocations should therefore weigh property tax, not just income tax. On owner-occupied homes the effective rates are Florida 0.78%, Texas 1.40% and Tennessee 0.52% (Tax Foundation, Property Taxes by State and County, 2026). On a $500,000 home that is about $3,900 a year in Florida, $7,000 in Texas and $2,600 in Tennessee — a $4,400 spread between the highest and the lowest for the same home value.

These are averages of tax actually paid, so they already reflect each state's exemptions and caps — in Florida the homestead exemption and the Save Our Homes limit (3% a year or the change in CPI, whichever is lower), in Texas a $140,000 school-district homestead exemption and a 10% annual cap on a homestead's appraised value. A buyer does not inherit the seller's capped value in Florida: after a change of ownership the home is assessed at just value on the following 1 January, so a new owner's bill can be well above the previous owner's. Compare with our Texas property tax calculator and Tennessee property tax calculator.

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

Worked examples for a homesteaded permanent residence with the 2026 homestead exemption — $25,000 off for all taxes and a further $26,411 off non-school taxes — at two real county rates from the Florida Department of Revenue data book for 2025: Miami-Dade (aggregate 18.4893 mills, of which 6.633 school) and Walton (9.1512 mills, of which 4.261 school). Aggregate millage is a county-wide average, so your own address will differ, and these figures sit well above the effective-rate estimate because that average is taken over market value, including homes whose assessed value is capped far below it.

1. $300,000 assessed value: school taxes apply to $275,000 and all other taxes to $248,589. At Miami-Dade's aggregate millage that is $4,771 a year ($398 a month); at Walton's, $2,387 a year. The 0.78% statewide effective rate on a $300,000 market value gives $2,340.
2. $500,000 assessed value: school taxes apply to $475,000 and all other taxes to $448,589. At Miami-Dade's aggregate millage that is $8,469 a year ($706 a month); at Walton's, $4,218 a year. The 0.78% statewide effective rate on a $500,000 market value gives $3,900.
3. $750,000 assessed value: school taxes apply to $725,000 and all other taxes to $698,589. At Miami-Dade's aggregate millage that is $13,092 a year ($1,091 a month); at Walton's, $6,505 a year. The 0.78% statewide effective rate on a $750,000 market value gives $5,850.
4. $1,000,000 assessed value: school taxes apply to $975,000 and all other taxes to $948,589. At Miami-Dade's aggregate millage that is $17,714 a year ($1,476 a month); at Walton's, $8,793 a year. The 0.78% statewide effective rate on a $1,000,000 market value gives $7,800.
5. Without the homestead exemption (second home or rental): the full assessed value is taxed. $500,000 at Miami-Dade's aggregate millage is $9,245 a year, against $8,469 with homestead — $776 more. A non-homestead residential property also gets no Save Our Homes cap; its assessed value can rise by up to 10% a year for non-school taxes (section 193.1554, Florida Statutes).

Florida ranks 27th of the 50 states for effective property tax rate on owner-occupied homes (1st is the highest) in the Tax Foundation, Property Taxes by State and County, 2026. For county millage rates and taxes levied, see the Florida Department of Revenue data portal.

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

Amendment 5, on the November 2024 ballot, indexes the second part of the homestead exemption to inflation. Since the 2025 tax year the additional exemption — the part that applies to assessed value above $50,000 and to non-school taxes only — is adjusted each 1 January by the change in the Consumer Price Index when that change is positive (section 196.031(1)(b), Florida Statutes). The Department of Revenue set it at $25,722 for 2025 (CPI up 2.9%) and $26,411 for 2026 (CPI up 2.7%), so the maximum homestead exemption is $51,411 for 2026; the first $25,000, which also covers school taxes, is not indexed. The gain is small: the extra $1,411 of exempt value in 2026 is worth about $17 a year at Miami-Dade's 2025 aggregate non-school millage and about $7 at Walton's. The calculator's homestead box uses the 2026 amount. A larger change is pending: the Legislature's CS/HJR 1F (2026) puts a constitutional amendment before voters at the November 2026 general election that would raise the non-school homestead exemption to $150,000 of assessed value from 1 January 2027 and $250,000 from 1 January 2028. Nothing on this page assumes it passes. Source: Florida Department of Revenue, Additional Homestead Exemption Adjustment. Updated October 2026.

Property Tax Calculator Florida: Homestead Exemption and CDD Fees

Florida's 0.78% statewide average is tax paid as a share of market value, so it already reflects homestead exemptions and Save Our Homes caps. A millage rate is different: it applies to taxable value, which for an owner-occupier is the capped assessed value minus the homestead exemption. The calculator handles both. For a quick estimate, leave the homestead box unticked and use the 0.78% average. For a figure close to your bill, enter your assessed value, type your total millage ÷ 10 as the rate and tick the homestead box: it takes $25,000 off for every tax and up to $26,411 more (2026) off the non-school share, which is why the school share of your millage is a separate input. Put Community Development District (CDD) and other non-ad valorem assessments in the fees box — they are not based on millage. Verify with your county property appraiser and the Florida Department of Revenue. Updated October 2026.