Florida Property Tax Rates by City Compared

Florida does not impose a state-level property tax. Instead, property taxes are a local affair, levied by a combination of counties, municipalities, school districts, and special districts. This local control is the reason for the variation in tax rates across the state, as the services provided, from law enforcement to parks, are funded by these taxes. A property in one city could have a different tax bill than a similar property in a neighboring city due to different taxing authorities.

How Florida Property Taxes Are Calculated

The calculation of property taxes in Florida follows a statewide formula: (Assessed Value – Exemptions) × Millage Rate = Property Tax Due. Each component plays a specific role in determining the final amount on your tax bill.

Assessed Value

The assessed value is the starting point for your property tax calculation. This value is determined annually by the elected property appraiser in each of Florida’s 67 counties. The assessed value is for tax purposes and may not be the same as the property’s market value. County appraisers use mass appraisal techniques to value properties as of January 1st each year.

Exemptions

Exemptions reduce the assessed value of a property before the tax rate is applied, creating a lower taxable value. Numerous exemptions are available, with the most widely used being the Homestead Exemption. Homeowners must apply for these deductions through their local county property appraiser’s office by the established deadline.

Millage Rate

The millage rate is the tax rate applied to your property’s taxable value. A “mill” represents $1 of tax for every $1,000 of value; a rate of 10 mills means a property owner pays $10 for every $1,000 of taxable value. Your total millage rate is a composite of rates set by various local government entities based on their annual budget needs. These individual rates are added together to create the total millage rate on your tax bill.

Key Factors That Determine Your Taxable Value

Beyond the initial assessment, certain factors can influence the final taxable value of a property in Florida. These mechanisms are designed to provide financial relief by limiting how much the taxable value can increase each year and by directly reducing that value through exemptions. The most impactful of these are the “Save Our Homes” assessment limitation and various homestead exemptions.

The “Save Our Homes” (SOH) Assessment Limitation

The “Save Our Homes” (SOH) provision, from a 1992 constitutional amendment, benefits homesteaded properties. It places a cap on how much the assessed value of a homestead can increase annually for tax purposes, limiting it to 3% or the percentage change in the Consumer Price Index (CPI), whichever is less. This means the taxable portion of the value cannot rise more than this capped amount, even if the market value increases dramatically.

This limitation takes effect the year after a property first receives a homestead exemption. The accumulated difference between the market value and the capped, assessed value is the SOH benefit. If a property is sold, this cap is removed, and the property is reassessed at its full market value for the new owner, who must then apply for their own homestead exemption.

Florida Homestead Exemption

The Florida Homestead Exemption reduces the taxable value for permanent residents. To qualify, you must own and occupy the property as your permanent residence as of January 1st of the tax year. The standard exemption can reduce your property’s assessed value by up to $50,000.

The first $25,000 of this exemption applies to all property taxes, including school district taxes. The second $25,000 exemption applies only to the assessed value between $50,000 and $75,000 and does not apply to school district taxes. The deadline to file an application for a homestead exemption with your county property appraiser is March 1.

Other Common Exemptions

Beyond the primary homestead exemption, Florida law provides for additional exemptions. Many counties offer an additional homestead exemption for seniors aged 65 and older who meet certain income limitations, with the threshold adjusted annually. Specific exemptions are also available for veterans with service-connected disabilities and for legally blind or totally and permanently disabled individuals. For example, a veteran with a 100% service-connected disability may be exempt from property taxes on their homestead.

Comparing Millage Rates Across Major Florida Cities

Millage rates are the primary driver of differences in property tax bills between cities. These rates vary because they are set locally to meet the budgetary needs of each taxing jurisdiction, such as a city, county, and school district. A city with a large budget for services will likely have a higher municipal millage rate than a smaller city with fewer services.

Because rates are updated annually, the figures change. For the 2024 tax year, the total combined millage rate in Orlando was 19.1028, while in Tampa it was approximately 21.6621. In Jacksonville, which has a consolidated government, the rate for its General Services District was 17.8650. For the most current millage rates, property owners should consult their local county property appraiser’s website.

Finding and Understanding Your Specific Tax Notice

Specific tax details for your property are publicly available through your county’s government websites. Each county’s Property Appraiser office is responsible for assessing property values and managing exemptions. Their websites feature a searchable database where you can find your property record by owner’s name or street address.

This record will display the assessed value, any applied exemptions, and other details. The key document summarizing this information is the annual Notice of Proposed Property Taxes, known as the TRIM notice, which provides a complete breakdown of how your potential tax bill is calculated.

Reading the TRIM Notice

Every August, property owners in Florida receive a “Notice of Proposed Property Taxes,” or TRIM notice. This is not a bill, but an informational document outlining property values and proposed tax rates for the upcoming year. It shows your property’s market value, its assessed value with any SOH limitations, and the taxable value after all exemptions.

The notice also provides a column-by-column breakdown of the millage rates proposed by each local taxing authority and an estimate of the taxes you would owe to each.

The Annual Property Tax Timeline and Payment Process

The Florida property tax system operates on a consistent annual cycle, from the initial valuation to the final payment deadline. The process is a coordinated effort between the county Property Appraiser, who determines property values, and the county Tax Collector, who mails bills and collects payments. Following this timeline ensures local governments receive funding while providing homeowners a predictable payment schedule.

Key Dates

The property tax year follows a set schedule:

• January 1: This is the assessment date for all property and the deadline for residency status to qualify for exemptions for that year.
• March 1: The deadline for homeowners to file applications for new exemptions, such as the homestead exemption.
• August: TRIM (Truth in Millage) notices are mailed to all property owners, detailing proposed values and tax rates.
• November 1: Official tax bills are mailed, opening the payment window.
• November – February: A discount is offered for early payment, starting at 4% in November and decreasing by 1% each month.
• March 31: The full, undiscounted tax amount is due.
• April 1: Taxes become delinquent if not paid.

How to Pay Your Bill

County tax collectors offer several methods for paying property tax bills. Common options include paying online via the tax collector’s website using an e-check or credit/debit card, though card payments typically incur a processing fee. Homeowners can also pay by mailing a check or visiting the tax collector’s office in person.

Many homeowners with a mortgage do not pay their property tax bill directly. Instead, their mortgage lender collects funds for taxes and insurance each month as part of the mortgage payment. These funds are held in an escrow account, and the lender pays the tax bill on the homeowner’s behalf, securing the maximum discount.