Property Tax

Property Tax in Florida: Complete Guide 2026

Updated 2026-03-10

Data Notice: Figures, rates, and statistics cited in this article are based on the most recent available data at time of writing and may reflect projections or prior-year figures. Always verify current numbers with official sources before making financial, medical, or educational decisions.

Property Tax in Florida: Complete Guide 2026

Tax information is for educational purposes only and does not constitute tax advice. Consult a licensed tax professional for your specific situation.

Florida is well known as a no-income-tax state, but property taxes play a significant role in funding local services, particularly schools, fire rescue, and infrastructure. The state’s Save Our Homes cap and generous homestead exemption provide meaningful protection for primary homeowners, though rates vary substantially across counties.

Florida Property Tax Rates (2026)

MetricRate / Amount
Average effective rate~0.80%
National average effective rate~0.99%
Median home value~$390,000
Median annual property tax~$3,120

Florida has no state-level property tax. All property taxes are assessed and collected at the county level. Total millage rates (the sum of county, city, school, and special district rates) typically range from ~1.3% to ~2.2% of assessed value, but the effective rate on market value is lower because of homestead exemptions and the Save Our Homes cap.

Property Tax by Select County

CountyAvg. Effective RateMedian Tax Paid
Miami-Dade~0.86%~$3,900
Broward~0.97%~$3,700
Palm Beach~0.94%~$4,100
Hillsborough (Tampa)~0.89%~$3,200
Orange (Orlando)~0.82%~$2,900
Duval (Jacksonville)~0.78%~$2,400
Lee (Fort Myers)~0.85%~$2,700
Pinellas (St. Petersburg)~0.82%~$2,500

How Florida Property Tax Works

Save Our Homes (SOH) Cap

Florida’s Save Our Homes amendment (Article VII, Section 4 of the Florida Constitution) limits the annual increase in assessed value of a homesteaded property to the lesser of:

  • 3%, or
  • The change in the Consumer Price Index (CPI)

This means a home purchased for $300,000 that appreciates to $500,000 over ten years might still be assessed at only ~$400,000 for tax purposes. The longer you own and homestead a property, the larger the gap between assessed and market value.

Portability

Florida homeowners who move within the state can transfer up to $500,000 of their accumulated Save Our Homes benefit to a new homestead. This “portability” provision (passed in 2008) means relocating within Florida does not eliminate your accumulated tax savings. You must apply within three years of leaving the old homestead.

Exemptions and Deductions

  • Homestead Exemption: The first $25,000 of assessed value is exempt from all property taxes. An additional $25,000 exemption applies to assessed values between $50,000 and $75,000 (this second exemption does not apply to school district taxes). Total potential exemption: $50,000 for non-school taxes, $25,000 for school taxes.
  • Senior Exemption: Some counties offer an additional exemption of $25,000 to $50,000 for homeowners 65+ with household income below a county-set threshold (often ~$36,000—$37,000).
  • Disabled Veteran Exemption: Veterans with a combat-related disability rating of 10%+ receive a discount on the ad valorem tax. Veterans rated 100% permanently and totally disabled receive a full exemption.
  • Widow/Widower Exemption: $500 reduction in assessed value.
  • Tangible Personal Property Exemption: The first $25,000 of business tangible personal property is exempt.

Comparison to National Average

MetricFloridaNational Average
Average effective rate~0.80%~0.99%
Median annual tax paid~$3,120~$2,700
Assessment growth cap3%/year (homestead)Varies
Key exemption$50,000 homesteadVaries

Florida’s effective rate is below the national average, though higher home values push the median amount paid above the national median. Combined with no income tax, Florida’s overall tax burden remains competitive, particularly for high earners and retirees.

Tips for Minimizing Florida Property Tax

  1. File for homestead exemption immediately. You must apply by March 1 of the year following purchase to receive the exemption for that tax year. The exemption does not apply automatically — you must file with the county property appraiser.
  2. Use portability when moving within Florida. If you sell your homesteaded property and buy a new one, file for portability to transfer your accumulated SOH benefit. The deadline is January 1 of the year you establish the new homestead.
  3. Check for county-specific senior exemptions. Not all counties offer the additional senior exemption, and income thresholds vary. Contact your county property appraiser’s office to confirm eligibility.
  4. Take advantage of early payment discounts. Florida offers a discount for early payment of property taxes: 4% in November, 3% in December, 2% in January, and 1% in February. Taxes are due by March 31.
  5. Review your property record for errors. Verify that the square footage, bedroom count, pool, and other features listed by the appraiser match your property. Errors can inflate your assessment.
  6. Consider the impact of new construction. Additions and improvements are assessed at current market value and added to your existing assessed value. Factor this into renovation budgets.

Key Takeaways

  • Florida’s average effective property tax rate of ~0.80% is below the national average, though high home values push absolute tax bills above the national median
  • The Save Our Homes cap limits annual assessment increases to 3% or CPI for homesteaded properties
  • The homestead exemption provides up to $50,000 in tax relief and is essential to claim
  • Portability allows you to transfer accumulated SOH savings when moving within Florida
  • Early payment discounts of up to 4% are available and frequently overlooked
  • Combined with no state income tax, Florida’s property tax system makes it one of the most tax-friendly states for homeowners

Next Steps