Florida Property Tax Calculator (2026)
Florida property tax is charged in mills (dollars per $1,000 of taxable value) by the county, city, school board and special districts. A homestead gets up to $51,411 of exemptions in 2026, and Save Our Homes caps the yearly rise in its assessed value at 3% or inflation, whichever is less (2.7% for 2026). The median Florida homeowner pays $2,993 a year on a $396,900 home, an effective rate of 0.75% (US: 0.89%).
Updated 2026-10-03
| Assessed value, year 0 | $450,000 |
| School taxes | $2,819 |
| County, city and other taxes | $5,323 |
| Assessed value, year 10 (Save Our Homes cap) | $587,377 |
| Market value, year 10 | $733,003 |
| Tax in year 10 | $10,888 |
| Tax in year 10 without the cap | $13,799 |
| Total over 11 years | $104,063 |
The buyer's first assessment is at full market value; the cap starts the year after. The $26,411 second exemption (2026, CPI-indexed) does not apply to school taxes. Non-ad valorem assessments (garbage, fire, stormwater) are extra.
- School $2,819 34.6%
- County, city, other $5,323 65.4%
- Tax with Save Our Homes
- Tax on market value
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Property tax by county in Florida
| County | Median tax paid | Median home value | Effective rate |
|---|---|---|---|
| Miami-Dade County | $4,141 | $547,200 | 0.76% |
| Broward County | $4,423 | $471,900 | 0.94% |
| Palm Beach County | $4,240 | $513,700 | 0.83% |
| Orange County (Orlando) | $3,227 | $432,500 | 0.75% |
| Hillsborough County (Tampa) | $3,453 | $420,000 | 0.82% |
| Florida | $2,993 | $396,900 | 0.75% |
Source: US Census Bureau ACS 2024 1-year, owner-occupied homes. The Census Bureau reports taxes of $10,000 or more as "$10,000+", so those rates are minimums.
How Florida property tax is calculated
Your bill is taxable value × millage. One mill is $1 of tax per $1,000 of value, so 20 mills is 2%. The county property appraiser sets the just (market) value and the assessed value; the county, city, school board, water management district and other authorities each set a millage. School millage and non-school millage are kept apart because the second homestead exemption does not apply to school taxes.
Example: a $500,000 homestead in the City of Miami (19.9878 mills in 2025, 6.633 of them school) pays $3,151 in school taxes and $5,991 in other taxes, $9,141 in total. In Fort Lauderdale (16.9317 mills) the same home pays about $7,771.
Homestead exemption Florida calculator: how the $50,000+ works
A permanent Florida resident who owns and lives in the home on January 1 can claim a homestead exemption by March 1. The first $25,000 of assessed value is exempt from all taxes. The next $25,000 is taxable. A further exemption applies to value above $50,000 for non-school taxes only. Since 2025 that amount rises with inflation: $25,722 in 2025 and $26,411 in 2026, for a total of $51,411.
For a $400,000 assessed value, taxable value is $375,000 for school levies and $348,589 for everything else.
Save Our Homes cap and portability
After the first year a home is homesteaded, its assessed value can rise by no more than 3% or the change in CPI, whichever is less: 3.0% for 2024, 2.9% for 2025 and 2.7% for 2026. If the Miami home above gains 5% a year, its market value reaches $814,447 after ten years but its assessed value only $652,641, and the year-ten bill is $12,192 instead of $15,427.
The gap between market and assessed value (the SOH benefit) can be carried to your next Florida homestead if you establish it within three years of January 1 of the year you left the old one. You can port up to $500,000; buying a cheaper home ports a proportional share. File form DR-501T with the homestead application.
Rentals and second homes
Non-homestead residential property gets no homestead exemption and a 10% cap that applies only to non-school taxes; school taxes follow market value. A $500,000 Miami rental pays about $9,994 in its first year, $852 more than the same home as a homestead. A sale resets the assessment to market value the following January 1.
Miami-Dade, Broward and Orange County property tax
Miami-Dade's countywide operating millage is 4.5740, and the school board's total is 6.633 mills. A home in unincorporated Miami-Dade pays about 16.9317 mills in total; inside the City of Miami about 19.9878. In Broward, Fort Lauderdale's 2025 total is 16.9317 mills. In Orange County, the City of Orlando's main mill code totals 18.0878. Non-ad valorem assessments for garbage, fire and stormwater appear separately on the bill and are not millage-based.
| Location | Total mills (2025) | Homestead tax on $500,000 | Non-homestead on $500,000 |
|---|---|---|---|
| Miami (City), Miami-Dade | 19.9878 | $9,141 | $9,994 |
| Unincorporated Miami-Dade | 16.9317 | $7,771 | $8,466 |
| Fort Lauderdale, Broward | 18.4464 | $8,446 | $9,223 |
The November 2026 homestead amendment
On November 3, 2026 voters decide on HJR 1F, which would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 and cut the non-homestead cap from 10% to 5%. It needs 60% approval. This calculator uses current law; it will be updated if the amendment passes.
Frequently asked questions
How much is property tax in Florida?
The median Florida homeowner pays $2,993 a year on a $396,900 home, an effective 0.75%. The 2025 totals in the calculator run from 16.9317 to 19.9878 mills before exemptions.
How much does the Florida homestead exemption save?
On a $500,000 Miami homestead about $852 a year compared with a non-homestead property, before any Save Our Homes benefit builds up.
Do property taxes reset when you buy a house in Florida?
Yes. The seller's Save Our Homes benefit ends at the sale, and the home is assessed at market value on the next January 1. Budget on the purchase price, not the seller's bill.
When are Florida property taxes due?
Bills go out in November and are due by March 31, with discounts of 4% in November, 3% in December, 2% in January and 1% in February.
Sources
Figures are taken from official government publications and were last reviewed on 2026-10-03.
- Florida Department of Revenue: PT-113 Property Tax Information for Homestead Exemption
- Florida Department of Revenue: PT-112 Save Our Homes Assessment Limitation and Portability Transfer
- Florida Statutes §193.155: Save Our Homes cap and portability ($500,000 limit)
- Florida Statutes §193.1554: 10% cap on non-homestead residential property
- Pinellas County Property Appraiser: Save Our Homes cap by year (2.7% for 2026)
- Manatee County Property Appraiser: 2026 homestead exemption ($25,000 + $26,411) and HJR 1F FAQ
- Miami-Dade Property Appraiser: 2026 and 2025 millage comparison
- Broward County Property Appraiser: millage rates
- Orange County Property Appraiser: 2025 final millage rates
- US Census Bureau, American Community Survey 2024 1-year: B25103 median real estate taxes paid and B25077 median home value