State guide
Florida property taxes (2026)
✓ Verified August 2026 against official county pages — 3 sources linked below.
Your county
More Florida counties are being verified and added.
How Florida property taxes work
Property taxes in Florida are local taxes: counties, cities, school boards, and special districts levy them, and the state itself does not. Two county offices split the work — the property appraiser sets your value and handles exemptions, and the tax collector sends the bill and takes payment.
Every property is assessed at its just value on January 1 each year. If you have a homestead exemption, the Save Our Homes rule caps how fast your assessed value can rise: no more than 3% or the change in the Consumer Price Index, whichever is smaller, until you move or make improvements.
In August the property appraiser mails the TRIM notice — the Notice of Proposed Property Taxes. It is not a bill. It shows your new value, the rates each local government proposes, and the deadline to challenge your value. If you want to appeal, the clock starts here.
Tax bills mail in November, and Florida pays you to be early: 4% off in November, 3% in December, 2% in January, 1% in February. Taxes become delinquent April 1, and tax certificates are sold on unpaid bills by June 1.
When payments are due
Bills mail in November; pay in November for 4% off (3% Dec, 2% Jan, 1% Feb). Delinquent April 1.
| Payment | Due | Delinquent after | Notes |
|---|---|---|---|
| Annual bill (2026 taxes) | March 31, 2027 | April 1, 2027 | Bills mail November 2026. Paying early earns the discount; April 1 is when unpaid taxes become delinquent. |
Pay early, pay less: 4% off in November, 3% off in December, 2% off in January, 1% off in February.
How to appeal your assessment
The statewide rule: Petition your county's Value Adjustment Board within 25 days of the day the TRIM notice mails. TRIM notices mail in August, so most counties' petition deadlines land in September.
Your exact deadline depends on the day your county mailed TRIM notices — it's printed on the notice itself. County pages below carry each county's dates.
- Read your TRIM notice in AugustIt shows your new just value and assessed value, the proposed rates, and your VAB petition deadline — 25 days after the mailing date.
- Talk to the property appraiser firstYou can ask the county property appraiser's office for an informal review at any time before the deadline. Bring sales of similar homes; many disagreements end here without a petition.
- File Form DR-486 by day 25If you still disagree, file the petition (Form DR-486) with your county's VAB clerk before the deadline printed on your TRIM notice.
- Keep your taxes paidFlorida requires petitioners to make the required partial tax payment before the April 1 delinquency date, or the petition is dismissed — the DR-486 information sheet spells out the amounts.
- Attend your hearingA special magistrate hears the evidence — your comparable sales, photos, repair estimates — and recommends a decision to the board.
- Get the decisionThe VAB issues a written decision. If the value drops, the tax collector adjusts your bill or refunds the difference.
County pages have the exact local deadlines, forms, and filing links.
Statewide exemptions
| Exemption | What it's worth | Deadline |
|---|---|---|
| Homestead exemption | Up to $50,000 off assessed value: the first $25,000 applies to all taxes including schools; an additional exemption of up to $25,000 (adjusted upward for inflation each January) applies to value above $50,000, non-school taxes only | File Form DR-501 with your county property appraiser by March 1 of the tax year |
| Save Our Homes cap | Once you have a homestead exemption, your assessed value can rise at most 3% or CPI per year, whichever is smaller — and you can port the accumulated difference to a new Florida homestead | Automatic with the homestead exemption |
| Senior (65+) local-option exemption | Some counties and cities add an extra exemption for lower-income homeowners 65 and older — whether it exists and how much depends on where you live | March 1, where offered |
| Veteran & disability exemptions | Florida offers several: disabled-veteran exemptions, total exemptions for permanently disabled first responders and surviving spouses, and civilian disability exemptions (DOR guides PT-109 and PT-111) | March 1 |
Reassessment
Every Florida property is reassessed at just value each January 1. Homesteads' assessed value growth is capped by Save Our Homes at 3% or CPI, whichever is smaller.
Value notices (TRIM notice (Notice of Proposed Property Taxes)) usually mail in August.
Common questions
- When are property taxes due in Florida?
- Bills mail in November and become delinquent April 1 of the following year. Practically, Florida pays you to pay early: 4% off in November, 3% in December, 2% in January, and 1% in February.
- What is a TRIM notice?
- The Notice of Proposed Property Taxes, mailed each August. It isn't a bill — it shows your new assessed value, the rates local governments propose, and your deadline to challenge the value. If the value looks wrong, this is the notice that starts your appeal clock.
- How do I appeal my property value in Florida?
- Ask the county property appraiser for an informal review, and if you still disagree, petition the county Value Adjustment Board on Form DR-486 within 25 days of the day your TRIM notice mailed — for most counties that lands in September.
- What is the homestead exemption worth and when do I file?
- Up to $50,000 off your assessed value — $25,000 against all taxes, plus up to another inflation-adjusted $25,000 against non-school taxes on value above $50,000. File Form DR-501 with your county property appraiser by March 1.
- What happens if I don't pay by April 1?
- The taxes are delinquent: interest and fees are added, and by June 1 the county sells a tax certificate on the unpaid bill — a lien that accrues interest until you redeem it.
- Why did my Florida tax bill jump when I bought my house?
- Save Our Homes capped the previous owner's assessed value. The cap resets to full market value the January after a sale, so the new owner's bill is often much higher than the seller's — plan on taxes based on what you paid, not what they paid.
Sources
Every fact on this page comes from an official page. Check them yourself:
- Florida DOR — Property Tax Information for Taxpayers — checked 2026-08-12
- Florida DOR — Homestead Exemption (PT-113, R. 08/25) — checked 2026-08-12
- Florida DOR — Petitions to the Value Adjustment Board (PT-101) — checked 2026-08-12