Florida Property Tax Guide (2025): Homestead Benefits & More
Florida Property Tax Guide: Maximizing Save Our Homes and Homestead Benefits
Navigate Florida's homeowner-friendly property tax system with confidence. Learn about Save Our Homes caps, homestead exemptions, TRIM notices, and VAB appeal processes across all 67 Florida counties.
0.83%
Average Effective Rate
3%
Max Annual Increase
$50,000
Homestead Exemption
How Florida Property Taxes Work
Florida offers one of the most homeowner-friendly property tax systems in the nation, featuring powerful protections like Save Our Homes assessment caps and generous homestead exemptions that can save homeowners thousands annually. Explore current rates and benefits by county in our comprehensive Florida property tax guide.
Save Our Homes Protection
Florida's constitutional amendment limits annual assessment increases to 3% or the Consumer Price Index (CPI), whichever is lower, for homestead properties. This cap has saved Florida homeowners billions of dollars since 1995.
Annual Assessment Process
Florida counties conduct property assessments as of January 1st each year. Property appraisers must consider recent sales, income potential, and property characteristics. TRIM (Truth in Millage) notices are mailed by August, showing proposed assessments and tax rates.
Multiple Taxing Authorities
Your Florida property tax bill includes rates from several entities: county government, school district, municipality (if applicable), and special districts (water management, fire protection, etc.). Each sets its own millage rate, contributing to your total tax bill.
Portability Benefit
Florida homeowners can transfer their accumulated Save Our Homes benefits when moving to a new Florida homestead. This portability provision can transfer up to $500,000 in assessment savings, making Florida residency even more valuable for long-term homeowners.
Florida Property Tax Rates by Major County
Florida has 67 counties with varying tax rates and assessment practices. Below are the largest counties by population and economic activity.
TRIM Notice Deadline Variations
VAB petition deadlines vary by county (typically September) and are based on when TRIM notices are mailed. Always verify your specific county's deadline by checking our Florida county guides for up-to-date information.
Florida Value Adjustment Board (VAB) Appeal Process
Florida's Value Adjustment Board system provides property owners with an accessible way to challenge property assessments.
Review Your TRIM Notice
Receive your TRIM (Truth in Millage) notice by August 24th, showing your property's assessed value, exemptions, and proposed taxes.
File Your VAB Petition
Submit your petition within 25 days of the TRIM notice (deadlines vary by county, typically mid-September).
Prepare Your Evidence
Gather comparable sales, photographs, professional appraisals, and repair estimates.
Attend Your VAB Hearing
Present your case to the three-member Value Adjustment Board. Hearings typically last 15-30 minutes.
Florida VAB Success Rates
Approximately 35% of Florida VAB petitions result in reduced assessments, with average reductions of 8-12%. Professional representation increases success rates to 50-60%.
Florida Property Tax Exemptions and Benefits
Florida offers some of the nation's most generous property tax exemptions and benefits.
| Exemption Type | Maximum Benefit | Annual Savings |
|---|---|---|
| Homestead Exemption | $50,000 total | $400 - $1,000+ |
| Save Our Homes Cap | 3% max annual increase | $500 - $5,000+ |
| Additional Homestead (65+) | Up to $50,000 more | $300 - $800+ |
| Veteran Exemptions | $5,000 - Total exemption | $50 - $15,000+ |
Portability of Save Our Homes Benefits
Transfer up to $500,000 of your accumulated Save Our Homes benefits when moving to a new Florida homestead. Must apply within 2 years of establishing new homestead.
Frequently Asked Questions
How does Save Our Homes work when I buy a house in Florida?
When you purchase a Florida home, the property is reassessed to market value. Starting the following year, Save Our Homes protection begins, limiting annual increases to 3% or CPI.
Can I transfer my Save Our Homes benefits when moving within Florida?
Yes, Florida's portability provision allows you to transfer up to $500,000 of accumulated Save Our Homes benefits to a new Florida homestead within 2 years. See how this works in different counties with our detailed Florida guides.
When should I file a VAB petition in Florida?
File a VAB petition if your property's assessed value seems high compared to recent sales of similar properties. Even small reductions can save hundreds of dollars annually.
How do Florida property taxes compare to other no-income-tax states?
Florida's average 0.83% effective rate is lower than Texas (2.18%) and New Hampshire (1.17%), making it very competitive among no-income-tax states.
More tax trends
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