None — all property taxes are local (counties, school districts, municipalities)
Homestead Exemption
$50,000 total: first $25,000 applies to all taxes; additional $25,000 applies to non-school taxes only (on values $50K–$75K)
Save Our Homes Cap
Annual assessed value increase capped at 3% or CPI, whichever is less (F.S. §193.155)
SOH Portability
Accumulated SOH benefit transfers to a new Florida home; apply within 3 years (F.S. §193.155(8))
Homestead Application Deadline
March 1 — file with your county property appraiser; exemption auto-renews annually
Typical County Effective Rates
Miami-Dade ~1.0–1.2%; Broward ~1.0–1.1%; Hillsborough ~1.0–1.2%; Orange ~0.8–1.0%; Lee ~0.8–1.0%
Senior Additional Exemption
Up to $50,000 additional for low-income seniors 65+ (county option, F.S. §196.075; income limit ~$35,167)
Introduction
How Florida Property Tax Works in 2026
Florida has no state property tax. All property tax rates are set by local taxing bodies — counties, school districts, municipalities, and special districts — under Florida Constitution Article VII §1(a). The result is that effective rates vary by county but are well below the national average, thanks largely to two powerful homeowner protections: the $50,000 homestead exemption and the Save Our Homes (SOH) 3% assessment cap.
The statewide average effective property tax rate is approximately 0.86%, compared to national leaders like New Jersey (2.23%) and Illinois (2.08%). Florida's combination of no state income tax and below-average property taxes makes it one of the lowest total-tax-burden states for homeowners.
This guide covers how the homestead exemption works (including the often-misunderstood school vs. non-school split), the Save Our Homes cap, SOH portability, county millage comparisons, senior exemptions, and a worked example showing real dollar savings.
Section 01
How Florida Property Tax Is Calculated
Florida has no state property tax. Every dollar on your tax bill comes from local taxing authorities — your county, school district, city or unincorporated municipality, and any applicable special districts (water management, fire, hospital, etc.). Each authority sets its own millage rate, and your total bill is the sum of all of them applied to your property's taxable value.
**The Basic Formula**
Property Tax = Taxable Value × Combined Millage Rate
Millage rates are expressed per $1,000 of taxable value. A 10-mill rate equals 1.0% of taxable value.
**Taxable Value vs. Just (Market) Value**
Florida distinguishes between:
- **Just value:** Your home's estimated market value, set annually by the county property appraiser
- **Assessed value:** Just value after any applicable SOH cap (see Save Our Homes section)
- **Taxable value:** Assessed value minus exemptions (homestead, senior, etc.)
For a new homeowner with no SOH history, just value = assessed value. Exemptions are then subtracted to arrive at taxable value.
**No Florida State Property Tax**
Florida Constitution Article VII §1(a) prohibits the state from levying ad valorem taxes on real property. This means no Florida budget line items are funded by property taxes — schools and services are funded through local millages, state sales tax distributions, and other mechanisms. This is structurally different from states like New Jersey or Illinois where state-level property assessments or funding formulas drive up overall burdens.
**Typical Millage Components in a Florida County**
A combined millage rate of approximately 18–22 mills is typical for homesteaded properties in South Florida. Breaking this down:
- School district operating: ~7–9 mills (set partly by state formula)
- School district capital: ~1–2 mills
- County general: ~4–6 mills
- Municipal/city: ~2–4 mills (varies significantly)
- Special districts: ~1–3 mills
The school component is why the homestead exemption is split — Florida law treats school taxes differently.
Section 02
The $50,000 Homestead Exemption: What It Actually Covers
The Florida homestead exemption is commonly described as "$50,000 off assessed value," but that shorthand obscures a critical two-part structure that affects your actual bill.
**The Two-Part Exemption Structure**
**First $25,000:** Applies to all taxing authorities — county, school district, municipality, and special districts. This is an unconditional reduction in taxable value.
**Additional $25,000 (on values $50,000–$75,000):** Applies only to non-school taxes. The school district still taxes the full amount between $50,000 and $75,000 of assessed value.
Source: Florida Department of Revenue, Property Tax Exemptions for Homeowners.
**What This Means in Practice**
For a $400,000 home (ignoring SOH cap for simplicity in year 1):
- School taxable value: $400,000 − $25,000 = $375,000
- Non-school taxable value: $400,000 − $50,000 = $350,000
At approximate Miami-Dade millage rates of ~9 mills school / ~11 mills non-school:
- School tax: $375,000 × 0.009 = $3,375
- Non-school tax: $350,000 × 0.011 = $3,850
- Total year-1 tax: ~$7,225
Without any exemption, the same home would pay: $400,000 × 0.020 = $8,000. The homestead exemption saves approximately $775 in year 1 (more once SOH accumulates).
**Application Deadline: March 1**
To receive the homestead exemption for the current tax year, you must file with your county property appraiser by March 1. The property must be your primary Florida residence as of January 1 of the tax year.
Required documents (vary slightly by county):
- Florida driver's license or state ID showing the property address
- Vehicle registration showing the property address
- Deed or closing statement proving ownership
- Social Security numbers for all owners on title
Most counties accept online applications. Find your county appraiser at floridarevenue.com/property/Pages/Appraisers.aspx.
**Once Approved, the Exemption Renews Automatically**
You do not need to reapply each year. The exemption remains until you sell the property, change its use, or cease occupying it as your primary residence. You must notify the property appraiser if any of these occur — failure to do so can result in back taxes, penalties, and interest.
**You Can Only Have One Homestead in Florida**
You cannot claim homestead on a vacation home, rental property, or second residence. If you own multiple Florida properties, only your primary residence qualifies. Claiming homestead on multiple properties is a misdemeanor under Florida law.
Section 03
Save Our Homes: The 3% Assessment Cap
The Save Our Homes amendment (SOH), codified in Florida Statutes §193.155, is often more valuable than the $50,000 exemption for long-term homeowners. It caps annual increases in your home's assessed value at **3% or the change in the Consumer Price Index (CPI), whichever is less**.
**When Does SOH Activate?**
The Save Our Homes cap does not apply in your first year of homestead. It activates the **year after** you first receive the homestead exemption. So if you receive homestead for 2026, the 3% cap first limits your 2027 assessment.
**Why SOH Matters: A Rapid Appreciation Example**
Suppose you buy a home in Tampa for $400,000 in January 2026 and apply for homestead by March 1, 2026.
- **2026:** Assessed value = $400,000, SOH cap not yet active
- **2027:** Market value rises to $430,000 (+7.5%). SOH cap kicks in: max increase is 3%. Assessed value = $412,000
- **2028:** Market value rises to $460,000 (+7%). SOH cap: assessed value = $424,360 (3% over $412,000)
- **2029:** Market value rises to $490,000 (+6.5%). SOH cap: assessed value = $437,091
By 2029, market value has risen 22.5% ($400K → $490K), but assessed value has risen only 9.3% ($400K → $437K). Tax is calculated on $437K, not $490K. At an effective rate of 1.0%, this saves approximately $530 per year — and the gap grows every year values appreciate.
**What Resets the SOH Cap?**
The accumulated SOH benefit is lost when:
- You sell the property (new owner starts at market value)
- You convert the property from your primary residence (e.g., rent it out)
- Ownership changes (with limited exceptions for spousal transfers and certain inheritances)
**Low-Inflation Years Compound the Benefit**
In years where CPI is below 3%, the cap is even tighter. For example, if CPI is 1.4%, assessed value can only increase 1.4%. Over a decade in a strong Florida market, long-term homeowners often have assessed values 30–50% below just (market) value, translating to thousands in annual tax savings versus someone who just purchased the same home at the same price.
Section 04
SOH Portability: Taking Your Tax Savings When You Move
Florida's portability provision (F.S. §193.155(8)) allows you to transfer your accumulated Save Our Homes benefit — the gap between your home's market value and its SOH-capped assessed value — to a new Florida primary residence.
**Maximum Portability Transfer: $500,000**
Even if your accumulated SOH benefit exceeds $500,000, the maximum transferable amount is capped at $500,000. Long-term homeowners in high-appreciation markets (Miami Beach, Palm Beach, Naples) should plan accordingly.
**Application Window: 3 Years**
You must apply for portability within 3 years of January 1 of the year you abandoned your prior homestead. This is typically done simultaneously with your homestead application on the new property. If you miss the 3-year window, the benefit is forfeited permanently.
**How Portability Is Calculated**
*Upsizing example:*
- Old home just value: $500,000
- Old SOH-capped assessed value: $320,000
- SOH benefit (portable amount): $180,000
- New home just value: $650,000
- After portability transfer: $650,000 − $180,000 = $470,000 assessed value
- After homestead exemption: $470,000 − $50,000 = $420,000 non-school taxable value
*Downsizing example:*
When you move to a less expensive home, the portability benefit is reduced proportionally:
Portable benefit = SOH benefit × (New home just value ÷ Old home just value)
- Old home just value: $500,000; SOH benefit: $180,000
- New home just value: $350,000
- Portable benefit: $180,000 × ($350,000 ÷ $500,000) = $126,000
- New assessed value: $350,000 − $126,000 = $224,000
- After homestead exemption: $224,000 − $50,000 = $174,000 non-school taxable value
**Why Portability Is Critical for Florida Homeowners**
Without portability, long-term Florida homeowners were effectively trapped in their homes — selling meant losing decades of SOH protection and resetting to market value, causing tax bills to double or triple overnight. Portability allows Floridians to downsize, relocate within the state, or upgrade without sacrificing their accumulated tax protection. This is especially relevant for retirees moving from high-value coastal homes to inland communities.
**SOH Portability Does Not Transfer Out of Florida**
Portability only applies to new Florida primary residences. If you sell your Florida home and buy in another state, the SOH benefit is permanently lost.
Section 05
County Millage Rates: What You Pay Varies Significantly by Location
Because Florida has no state property tax, effective rates vary considerably by county. The following are approximate effective rates for homesteaded properties (meaning after the homestead exemption has been applied).
**Major Florida Counties — Approximate Effective Rates (2026)**
| County | Metro Area | Approx. Effective Rate |
|---|---|---|
| Miami-Dade | Miami | 1.0–1.2% |
| Broward | Fort Lauderdale | 1.0–1.1% |
| Palm Beach | West Palm Beach | 0.9–1.1% |
| Hillsborough | Tampa | 1.0–1.2% |
| Pinellas | St. Petersburg | 0.9–1.1% |
| Orange | Orlando | 0.8–1.0% |
| Osceola | Kissimmee | 0.9–1.1% |
| Lee | Fort Myers | 0.8–1.0% |
| Collier | Naples | 0.7–0.9% |
| Sarasota | Sarasota | 0.8–1.0% |
| Duval | Jacksonville | 0.8–1.0% |
Rates within a county vary further by municipality and special district. A homesteaded home inside a city typically pays a higher combined millage than a comparable home in an unincorporated county area, because cities levy their own millage on top of the county rate.
**School District Millage Is Set Partly by the State**
Florida sets a Required Local Effort (RLE) millage that all school districts must levy to receive state education funding. This component — typically 3.5–4.5 mills — is effectively set by Tallahassee, not just local school boards. This means school taxes are more uniform statewide than county or municipal taxes.
**How to Look Up Your Exact Millage Rate**
Each county property appraiser publishes millage rates by taxing authority. Visit your county's property appraiser website and search by property address or parcel number. Your annual TRIM (Truth in Millage) notice — sent each August — shows your proposed tax bill broken down by each taxing authority.
**Comparing Florida to High-Property-Tax States**
A homesteaded Florida property at a 1.0% effective rate pays $4,000 annually on a $400,000 home. The same home in New Jersey (2.23%) would pay $8,920; in Illinois (2.08%) it would pay $8,320. Over 10 years, the difference is $48,920 to $43,200 — real money even before accounting for Florida's zero state income tax.
Section 06
Senior Additional Exemption: Extra Relief for Low-Income Homeowners 65+
In addition to the standard $50,000 homestead exemption and SOH cap, Florida counties have the option — under Florida Statutes §196.075 — to grant additional property tax exemptions to low-income seniors.
**Who Qualifies**
- Age 65 or older as of January 1 of the tax year
- Legal or equitable title to the homestead property
- Household income does not exceed the statutory income limit, adjusted periodically — approximately $35,167 for the 2026 tax year (verify with your county property appraiser as this amount is indexed)
**How Much Is the Exemption?**
Counties may grant up to an additional $50,000 exemption on top of the standard homestead exemption, for a potential total of $100,000 off assessed value. However, not all counties offer this exemption, and those that do may offer less than the full $50,000. Check with your county property appraiser to confirm eligibility and the exact amount in your county.
**This Is Not Automatic — You Must Apply**
Unlike the standard homestead exemption (which renews automatically once granted), the senior additional exemption may require annual re-application and income verification. Deadlines typically align with the standard March 1 homestead deadline. Your county property appraiser's office will provide the specific form and requirements.
**Combined Benefit for Qualifying Seniors**
A qualifying low-income senior in a county that offers the full additional exemption could reduce their assessed value by up to $100,000. At a 1.0% effective rate, that translates to up to $1,000 in annual tax savings beyond the standard homestead benefit.
**Disability and Other Exemptions**
Florida also provides property tax exemptions for:
- Totally and permanently disabled homeowners (exemption from all property taxes in some cases)
- Quadriplegic persons (full exemption)
- Veterans with service-connected total disability (full exemption)
- Deployed military service members (partial exemption during deployment)
Consult your county property appraiser or floridarevenue.com/property for a full list of available exemptions.
Section 07
Worked Example: $400,000 Miami-Dade Home
This example shows the step-by-step calculation for a homesteaded property in Miami-Dade County in year 1 and year 5, illustrating how Save Our Homes accumulates savings over time.
**Assumptions**
- Home market (just) value at purchase: $400,000
- Location: Miami-Dade County, homesteaded
- Approximate millage: ~9 mills school rate + ~11 mills non-school rate
- Market value grows at approximately 6% per year
**Year 1 (Homestead received, SOH cap not yet active)**
Taxable value calculation:
- School taxable value: $400,000 − $25,000 = $375,000
- Non-school taxable value: $400,000 − $50,000 = $350,000
Tax calculation:
- School tax: $375,000 × 0.009 = $3,375
- Non-school tax: $350,000 × 0.011 = $3,850
- **Total year-1 tax: ~$7,225**
**Year 5 (SOH cap active for 4 years, market growth ~6%/year compounded)**
Market value after 4 years of ~6% growth:
$400,000 × (1.06)^4 ≈ $504,994 → approximately $505,000
SOH-capped assessed value (3%/year cap from year-2 base of $400,000):
$400,000 × (1.03)^4 ≈ $449,854 → approximately $450,000
Taxable value:
- School taxable value: $450,000 − $25,000 = $425,000
- Non-school taxable value: $450,000 − $50,000 = $400,000
Tax calculation:
- School tax: $425,000 × 0.009 = $3,825
- Non-school tax: $400,000 × 0.011 = $4,400
- **Total year-5 tax: ~$8,225**
Without the SOH cap, tax would be calculated on the full market value of ~$505,000:
- School: $480,000 × 0.009 = $4,320
- Non-school: $455,000 × 0.011 = $5,005
- **Without SOH: ~$9,325**
**Year-5 SOH annual savings: ~$1,100**
As the market continues to appreciate and assessed value stays capped at 3%/year, the SOH gap widens and annual savings grow. By year 10, a homeowner in a 6%-appreciation market could be saving $2,000–$3,000 per year compared to a new buyer of the same home.
**How to Estimate Your Own Florida Property Tax Bill**
1. Find your home's just value on your county property appraiser's website
2. Subtract $25,000 for school taxes, $50,000 for non-school taxes
3. If you have SOH history, use the SOH-capped assessed value from your TRIM notice instead of market value
4. Multiply each taxable value by the applicable millage rate (available on your county's website or TRIM notice)
5. Sum school and non-school amounts for your total estimated bill
Our property tax calculator can also estimate your bill based on county and home value.
Section 08
SALT Deduction for Florida Homeowners in 2026
Florida homeowners who itemize deductions on their federal return face a distinct SALT (state and local tax) situation because Florida has no state income tax.
**The 2026 SALT Cap: $40,000**
For 2026, the SALT deduction cap is $40,000 for most filers (up from $10,000 under the Tax Cuts and Jobs Act). This applies to the combined total of state and local income taxes, property taxes, and (optionally) sales taxes.
**The Florida SALT Opportunity: Sales Tax Election**
Because Florida levies no state income tax, Florida homeowners have nothing to add to the SALT deduction from income taxes. Instead, they may elect to deduct state and local sales taxes in place of income taxes using the IRS optional sales tax tables (Rev. Proc. 2019-44, IRS Publication 600 / Schedule A instructions).
For 2026, a Florida household earning $100,000 with two dependents would have an estimated deductible sales tax of approximately $1,500–$2,200 (using the IRS table) before adding any large purchases (vehicles, boats, home improvements). This amount, combined with property taxes paid, counts against the $40,000 SALT cap.
**Practical Impact**
For most Florida homeowners, the combination of property taxes (~$3,000–$7,000/year depending on county and home value) plus estimated sales taxes will be well below the $40,000 SALT cap. This means Florida homeowners with relatively modest homes can deduct their full property tax amount without running into the cap limit — a benefit relative to homeowners in high-income-tax, high-property-tax states like New Jersey or New York.
For higher-value Florida homes where property taxes approach or exceed $30,000–$35,000 annually, the SALT cap may still limit deductibility, though Florida homeowners remain better positioned than peers in high-income-tax states.
**Itemizing vs. Standard Deduction**
The 2026 standard deduction is $16,150 (single) and $32,300 (married filing jointly). Florida homeowners should calculate whether their total itemized deductions — mortgage interest + property taxes + charitable contributions + sales taxes — exceed the standard deduction before assuming they can benefit from the SALT deduction.
💡
CountryTaxCalc.com is reader-supported. When you use our partner links, we may earn a commission at no cost to you. This helps us provide free tax calculators and comparison tools. Learn more about our affiliate partnerships
Talk to a Real CPA
Taxhub
★ 4.8 verified reviews · 3,758 reviews
Moving between states means a complex multi-state tax return. Taxhub matches you with a real CPA via video call — average cost $325. Rated 4.8★ by 3,700+ clients.
⚠ Not for simple single-state returns. Free filing is fine for straightforward W-2 situations.
When should I apply for the homestead exemption in Florida?
Apply by March 1 to receive the exemption for the current tax year. Your property must be your primary Florida residence as of January 1 of that year. For example, if you close on a Florida home in November 2025 and move in as your primary residence, apply by March 1, 2026 to receive the homestead exemption on your 2026 tax bill (due in November 2026). Late applications are accepted but take effect the following year. Apply as soon as you close — the Save Our Homes 3% cap activates the year after your first homestead, so every year counts. File with your county property appraiser; most counties accept online applications.
Q
What is the Florida homestead exemption and how much does it actually save?
The Florida homestead exemption reduces your home's taxable value by up to $50,000, but the structure is important: the first $25,000 applies to all taxes including school district taxes; the additional $25,000 applies only to non-school taxes on assessed values between $50,000 and $75,000. At a typical combined millage of 18–22 mills, the exemption saves approximately $450–$750 per year in year one. The bigger long-term benefit is the Save Our Homes 3% cap that activates the year after exemption is first granted — limiting assessed value increases to 3% or CPI annually regardless of market appreciation. In a rising market, this cap can save thousands per year after a decade of ownership.
Q
What is SOH portability and how do I claim it?
Save Our Homes (SOH) portability allows you to transfer up to $500,000 of your accumulated SOH benefit — the gap between your home's market value and its SOH-capped assessed value — to a new Florida primary residence. Under F.S. §193.155(8), you must apply within 3 years of January 1 of the year you abandoned your prior homestead. Portability is applied for at the same time as your new homestead application. If you're upsizing, the full SOH benefit transfers. If you're downsizing, the benefit is reduced proportionally: Portable benefit = SOH benefit × (new home just value ÷ old home just value). Without portability, long-term homeowners would lose their tax savings when moving and face dramatically higher bills on a new purchase. Portability only works within Florida — moving out of state forfeits the SOH benefit.
Q
How do I estimate my Florida property tax bill?
To estimate your Florida property tax: (1) Find your home's just (market) value on your county property appraiser's website. (2) If you have homestead, subtract $25,000 from just value for the school portion, and $50,000 for the non-school portion. (3) If you have Save Our Homes history, use your SOH-capped assessed value from your TRIM notice rather than market value before applying exemptions. (4) Multiply each taxable value by the applicable millage rate — school millage (~9 mills in Miami-Dade) and non-school millage (~11 mills). (5) Add the two results for your estimated total. Your TRIM (Truth in Millage) notice, mailed each August by your county property appraiser, provides a line-by-line breakdown of proposed taxes from every taxing authority before you receive the actual November bill.
Q
Does Florida have a senior property tax exemption?
Yes. Under F.S. §196.075, Florida counties may grant low-income seniors age 65 or older an additional property tax exemption of up to $50,000 on top of the standard $50,000 homestead exemption. The income limit is approximately $35,167 (adjusted periodically — verify with your county). Not all counties participate and some offer less than the full $50,000. Application is not automatic — contact your county property appraiser's office by March 1 of the tax year and be prepared to provide income documentation. Qualifying seniors in participating counties could have a total taxable value reduction of up to $100,000, saving $800–$1,000 per year depending on local millage rates. Florida also provides full or partial exemptions for totally and permanently disabled homeowners, veterans with service-connected total disability, and quadriplegic persons.
Disclaimer:This guide is for educational and informational purposes only and does not constitute tax, legal, or real estate advice. Florida property tax rules, millage rates, exemption amounts, and income limits change annually and vary significantly by county and municipality. The worked examples use approximate millage rates for illustration — your actual tax bill depends on your specific property location, local taxing authority rates, SOH history, and exemption eligibility. The $35,167 senior income limit is approximate and adjusted periodically; verify the current figure with your county property appraiser. Always confirm current rules, rates, and application procedures with your county property appraiser's office and consult a licensed Florida CPA, tax attorney, or enrolled agent for advice specific to your situation. The Florida Department of Revenue (floridarevenue.com/property) is the official authority on Florida property tax exemptions.