Property Tax Calculator
Florida Property Tax Calculator
Florida property tax with the homestead exemption, Save Our Homes cap, and portability built in.
Florida property tax is moderate by U.S. standards — the state effective rate sits near 0.9% — but the structure rewards long-term residents heavily. The homestead exemption, the Save Our Homes assessment cap, and portability work together to keep tax bills predictable for primary residents while non-homestead owners (seasonal residents, investors) pay full freight. Understanding which side of that line you're on matters more than the headline rate.
Estimated annual property tax
Enter your values and tap "Estimate tax" to see your result.
How property tax works in Florida
Homestead exemption
Florida exempts the first $25,000 of assessed value plus an additional $25,000 above $50,000 (excluding school taxes). Total typical reduction: $50,000 in assessed value, saving roughly $500–$700 per year on a typical home.
Save Our Homes 3% cap
Once you have homestead, your assessed value can rise no more than 3% per year (or the rate of inflation, whichever is lower). Long-term homestead owners often have assessed values far below market value.
Portability
When you sell a homesteaded home and buy another within Florida, you can transfer up to $500,000 of accumulated Save Our Homes savings to the new property. This is one of the most valuable property tax features in the country.
Non-homestead 10% cap
Non-homestead properties (rentals, second homes) are capped at 10% annual assessment increase. Less protective than homestead, but still meaningful for long-held investment properties.
No state income tax
Like Texas, Florida funds itself partly through property tax in the absence of state income tax. Unlike Texas, Florida also has substantial sales tax revenue and tourism-based revenue, which keeps property tax rates lower.
Frequently asked questions about Florida property tax
How much is the Florida homestead exemption worth?
The combined homestead exemption reduces assessed value by up to $50,000 (with the second $25,000 not applying to school taxes). On a typical home, this saves $500–$700 in annual taxes plus locks in the 3% Save Our Homes cap going forward.
How does Florida portability actually work?
When you sell your homestead, your accumulated Save Our Homes benefit (the dollar gap between your capped assessed value and market value, up to $500,000) transfers to your next Florida home. You must apply for portability with your new county appraiser within two property tax years of selling.
Are snowbirds and seasonal residents eligible for homestead?
Only if Florida is your primary, permanent residence. You generally can't claim homestead in Florida and another homestead-equivalent in another state simultaneously. If you split time between states, you must establish Florida as your domicile (driver's license, voter registration, tax filing) to qualify.
Why are Florida property taxes higher in some counties?
Effective rates vary from about 0.6% (rural panhandle counties) to over 1.1% (Broward, Alachua). Variation comes from local school district funding, county budgets, and special districts. Coastal counties with high tourism revenue tend to have lower property tax rates.
Does Florida tax property differently for hurricanes or insurance?
Hurricane damage doesn't directly affect property tax until reassessment. However, several Florida counties offer tax abatements for storm-damaged properties undergoing rebuild. Check with your county appraiser if you've experienced significant damage.
Compare other states
People also ask
Is Florida property tax really cheaper than other states?
The state effective rate is below the national median (0.9% vs 1.1% national). Combined with no state income tax, the total state-and-local tax burden is meaningfully lower than most coastal states. The catch is insurance — Florida homeowner's insurance has risen dramatically and offsets some of the tax savings.
How long does it take to qualify for Florida homestead?
You qualify when Florida becomes your permanent residence as of January 1 of the tax year, and you must file the homestead application by March 1. The Save Our Homes 3% cap then applies starting the following year — full benefit kicks in over time, not immediately.
What happens to homestead if I rent out my Florida home?
Renting out the home (other than short stretches under specific rules) terminates homestead status. You lose the $50,000 exemption, the 3% Save Our Homes cap, and your assessed value can be reset. Many investors learn this the expensive way after a year of rental income.
Real-world scenarios
Retiree relocating from a high-tax state
Establish Florida as primary residence (driver's license, voter registration, vehicle registration, intent statements). File homestead by March 1 of your first full year. The Save Our Homes 3% cap starts working in year two and compounds substantially over a 15–20 year retirement.
Selling and upgrading within Florida
If your existing homestead has accumulated $200,000 of Save Our Homes benefit, portability lets you transfer that benefit to your new (more expensive) home — the new assessed value starts $200,000 below market. File portability paperwork with the new county appraiser explicitly; it's not automatic.
Buying a vacation home as a non-homestead
Non-homestead properties get the 10% annual cap but no $50,000 exemption. Effective tax on a $500,000 vacation home in a 1.0% rate area is roughly $5,000/year — substantially more than a homesteaded primary at the same value. Factor this into vacation home math.