Buying Tools
Florida Property Taxes & Homestead
The questions buyers ask most: how much will my taxes be, what is homestead, and why can my bill be higher than the listing shows?
Estimate my property taxes
Don't rely on the tax amount shown on a listing. That number is usually the current owner's bill, often with their homestead exemption and years of capped increases built in.
After a sale, the home is assessed at market value, so a new owner's bill can be much higher. Use your county's estimator with the price you expect to pay.
Orange County
Orlando, Winter Garden, Windermere, Ocoee, Apopka, Winter Park, Maitland, Lake Nona, Dr. Phillips
Orange County Property Appraiser tax estimator ↗Lake County
Clermont, Minneola, Montverde, Groveland, Mount Dora
Lake County Property Appraiser tax estimator ↗Osceola County
Kissimmee, Celebration, St. Cloud
Osceola County Property Appraiser tax estimator ↗Polk County
Davenport, Haines City, Lakeland
Polk County Property Appraiser tax estimator ↗Seminole County
Sanford, Lake Mary, Oviedo, Altamonte Springs, Winter Springs
Seminole County Property Appraiser tax estimator ↗Not sure which county a home is in? The cards above list the towns in each county, and I can confirm the county for any address.
How Florida property tax works
Three offices are involved, and each does one job.
County property appraiser
Sets the value of each property and processes homestead and other exemptions.
Local taxing authorities
The county, city, school board and special districts set millage rates. A mill is $1 of tax per $1,000 of taxable value.
County tax collector
Mails the bill in November and collects payment. Paying early earns a discount, so check your collector for the dates.
Your bill is roughly your taxable value times the total millage rate for where the home sits. That is why two homes at the same price in different communities can have different taxes.
The homestead exemption
Homestead lowers the taxable value of your permanent residence. To qualify for a tax year, you must own the home and live in it as your permanent residence on January 1, and apply with your county property appraiser by March 1.
- The first $25,000 of the exemption applies to all property taxes, including school taxes.
- An additional exemption of up to $25,000 applies to assessed value above $50,000, for non-school taxes only. The state adjusts it each year for inflation.
- After the first year, the 3% Save Our Homes cap limits how much the assessed value can rise (or the change in the Consumer Price Index, whichever is lower).
What changes when you buy
- The sale resets the assessment. The home is assessed at market value, and the seller's capped value does not carry over to you.
- You have to apply for homestead. It does not transfer from the seller. File with the county property appraiser by March 1 of the year after you buy.
- The 3% cap starts later. It applies in the years after you qualify.
- Moving within Florida? Ask about portability, which can carry up to $500,000 of savings from your old homestead.
The state explains portability in Save Our Homes and Portability (PDF).
A vote on November 3, 2026
Florida voters decide a property tax amendment on the November 3, 2026 ballot. If it passes, changes to homestead exemptions would begin in 2027.
The rules above are the current rules. For the latest on the amendment, see the Florida Division of Elections and your county property appraiser. I'll update this page after the vote.
Common questions
Will my taxes be what the listing shows?
Usually not. The tax amount on a listing is typically the current owner's bill. It often includes their homestead exemption and years of capped increases. After a sale, the home is reassessed at its market value, so a buyer's first bill is often higher. Use your county's estimator with the price you expect to pay.
When and how do I apply for homestead?
You apply once with the county property appraiser. To qualify for a tax year, you must own the home and make it your permanent residence on January 1, and apply by March 1. Counties list the documents they accept, such as a Florida driver license and voter registration. If you buy mid-year, you apply in the following year's window.
Does homestead lower my school taxes too?
Partly. The first $25,000 of the exemption applies to all property taxes, including school taxes. The additional exemption, on assessed value above $50,000, applies to non-school taxes only. The state adjusts that additional amount for inflation, so ask your county for the current figure.
What is the 3% cap?
Once a home is homesteaded, its assessed value can rise by no more than 3% a year or the change in the Consumer Price Index, whichever is lower. This is called Save Our Homes. The cap restarts after a sale: the new owner begins at market value and gets the cap in later years.
Can I take my tax savings to a new Florida home?
Possibly. Portability lets you move up to $500,000 of your accumulated Save Our Homes savings from a prior Florida homestead to a new one. You must have had homestead on the old home on January 1 of one of the last three years, and you must request it with Form DR-501T when you file for the new homestead.
Do second homes and rentals get homestead?
No. Homestead is only for your permanent residence. Second homes, vacation rentals and investment properties are assessed without it, so their tax bills are usually higher. If you're buying one, build that into your numbers.
Questions about taxes on a specific home?
I can help you read the numbers before you make an offer.
This page is general information, not tax or legal advice. Estimators are provided by each county property appraiser and are estimates only. Your actual bill is set by the county each year and can change with millage rates, exemptions and assessments. Confirm details with your county property appraiser or a tax professional.