Sheet FL · 2026 rules

Florida Property Tax Calculator

Florida taxes just value at 100%, but a homestead’s assessed value can rise only 2.7% for 2026 under Save Our Homes, and school and non-school levies get different homestead exemptions, so the calculator keeps two taxable values.

Rules verified Oct 2, 2026 10 primary sources Editorial policy

Estimate your 2026 Florida bill

Just value ($)

Approved homestead (your primary residence)?

Approved $5,000 exemption as a widow, widower, blind or totally and permanently disabled resident?

No Yes

Disabled veteran exemption approved?

Did you own it last year, with no sale or new construction since?

Rate unit on your bill

Mills Per $100 Percent

School district millage (state-required and discretionary)

County, city and special-district millage combined

Approved shared exemption, bill credits and charges (optional)

Extra exemption approved for EVERY modeled levy (assessed $)

The same assessed-value amount must apply to School levies, Non-school levies. Different approvals or bases require the prepared levy worksheet. Do not repeat relief already deducted.

Other approved credits on the bill ($)

Fixed charges or special assessments ($)

Your TRIM notice lists school and non-school millage separately and shows last year’s assessed value.

Florida · 2026 Needs inputs

Florida estimated annual property tax —

Tax — School levies —
Tax — Non-school levies —
Credits subtracted —
Fixed charges added —

Per month (annual ÷ 12) —

What was applied Choose the actual approved homestead status.

Assessed value after ratio and cap —

Taxable value — School levies —

Taxable value — Non-school levies —

Effective rate on market value —

What this estimate leaves out

Different allowances for different levies need separately approved taxable bases in the prepared levy worksheet. The extra exemption above subtracts the same assessed-dollar amount from every modeled levy.

How Florida turns value into a tax bill

Florida statewide rules
Step	Florida rule	Source
Value	The county property appraiser sets just value (market value) as of January 1; assessed value can be lower because of the caps.	[2][8]
Assessment	100% of just value	[2]
Annual limit	Save Our Homes: a homestead’s assessed value may rise at most the lower of 3% or CPI — 2.7% for 2026. Other property: 10% a year, for non-school levies only.The homestead cap starts the year after the exemption is first granted and resets to just value after a change of ownership; portability of up to $500,000 is not modeled.	[2][5][10]
Exemption	Homestead exemption (first $25,000): $25,000 off assessed value; all levies.Legal or beneficial title on January 1 and the property is the owner's permanent residence; application to the county property appraiser.	[1]
Exemption	Additional homestead exemption, indexed: $26,411 on value from $50,000 off assessed value; Non-school levies.Automatic for anyone receiving the first $25,000 homestead exemption; applies only to the portion of assessed value between $50,000 and $76,411.	[1][6]
Exemption	Widow, widower, blind or disabled exemption: $5,000 off assessed value; all levies.Bona fide Florida resident who is a widow, widower, blind, or certified totally and permanently disabled (Florida physician, VA or SSA).	[3]
Exemption	Disabled veteran (10% or more) exemption: $5,000 off assessed value; all levies.Florida-resident ex-servicemember honorably discharged and disabled 10% or more during wartime service or by misfortune (or unremarried surviving spouse).	[4]
Exemption	Total and permanent service-connected disability exemption: 100% off assessed value; all levies.Honorably discharged veteran with a VA letter certifying service-connected total and permanent disability, Florida permanent resident on January 1; homestead property.	[7]
Rate	School levies: local rate — you enter it.School board millage. Receives only the first $25,000 homestead exemption and, for non-homestead property, is not limited by the 10% cap.	[1][10]
Rate	Non-school levies: local rate — you enter it.County, municipal and special district millage; receives both homestead exemptions.	[1][8]

Florida property tax rules in brief

Florida has no state property tax; counties, cities, school districts and special districts each levy millage (dollars per $1,000 of taxable value)⁸.

The first $25,000 homestead exemption applies to all levies, while a second exemption on assessed value above $50,000 applies only to non-school levies¹.

Since 2025 the second homestead exemption is indexed to CPI; it is $26,411 for 2026 (up from $25,722 in 2025)¹⁶.

Save Our Homes caps the yearly rise in a homestead's assessed value at the lower of 3% or CPI, which DOR set at 2.7% for 2026²⁵.

Non-homestead residential and commercial property is capped at 10% a year, but only for non-school levies¹⁰.

Veterans with a service-connected total and permanent disability pay no tax on their homestead; veterans rated 10% or more get a $5,000 exemption⁴⁷.

Voters will decide in November 2026 on CS/HJR 1 F, which would add a non-school homestead exemption of $150,000 in 2027 and $250,000 from 2028, and cut the non-homestead cap to 5%⁹.

Worked example

Illustrative millage (not a real county): school 5.5, non-school 12.0. First year, so assessed value = just value 400,000. School taxable 400,000 − 25,000 = 375,000 → 2,062.50. Non-school taxable 400,000 − 25,000 − 26,411 = 348,589 → 4,183.07. Total 6,245.57.

Florida worked example
Line	Taxable value	Tax
School levies at 5.5 mills	$375,000.00	$2,062.50
Non-school levies at 12 mills	$348,589.00	$4,183.07
Annual total		$6,245.57

Left to your local bill

Local-option senior exemptions (F.S. 196.075: up to $50,000 or full exemption for long-term low-income seniors, county/city adopted)
Save Our Homes portability (transfer of up to $500,000 of assessment difference to a new homestead)
Combat-disabled veteran percentage discount (F.S. 196.082), quadriplegic/paraplegic total exemptions (F.S. 196.101), first-responder and surviving-spouse exemptions
Non-ad valorem assessments (fire, solid waste, stormwater) billed on the same notice
CS/HJR 1 F (2026 F) constitutional amendment on the November 2026 ballot - would apply from Jan 1, 2027 only if approved by 60% of voters

Census context, not a rate

American Community Survey 2020–2024: median owner-occupied value $359,000 (±$930), median real-estate taxes $2,730 (±$10). Dividing one by the other gives 0.76% for Florida. Tables B25077 and B25103; why it is only context.

Sources

leg.state.fl.usFla. Stat. § 196.031(1)(b), read 2026-10-02.
“Every person who qualifies to receive the exemption provided in paragraph (a) is entitled to an additional exemption of up to $25,000 on the assessed valuation greater than $50,000 for all levies other than school district levies.”
leg.state.fl.usFla. Stat. § 193.155(1), read 2026-10-02.
“Any change resulting from such reassessment shall not exceed the lower of the following: (a) Three percent of the assessed value of the property for the prior year; or (b) The percentage change in the Consumer Price Index for All Urban Consumers”
leg.state.fl.usFla. Stat. § 196.202(1), read 2026-10-02.
“Property to the value of $5,000 of every widow, widower, blind person, or totally and permanently disabled person who is a bona fide resident of this state is exempt from taxation.”
leg.state.fl.usFla. Stat. § 196.24(1), read 2026-10-02.
“who has been disabled to a degree of 10 percent or more by misfortune or while serving during a period of wartime service ... Property to the value of $5,000 of such a person is exempt from taxation.”
floridarevenue.comFlorida DOR, Save Our Homes (revised January 2026), read 2026-10-02.
“Save Our Homes Annual Increase Year CPI Change* Cap* 2026 2.7% 2.7%”
floridarevenue.comFlorida DOR, Additional Homestead Exemption Adjustment (revised January 2026), read 2026-10-02.
“Additional Homestead Exemption Annual Increase Year CPI Change* Maximum Exemption Amount 2026 2.7% $26,411 2025 2.9% $25,722 2024 Base year $25,000”
leg.state.fl.usFla. Stat. § 196.081(1)(a), read 2026-10-02.
“Any real estate that is owned and used as a homestead by a veteran who was honorably discharged with a service-connected total and permanent disability and for whom a letter ... certifying that the veteran is totally and permanently disabled is exempt from taxation”
leg.state.fl.usFla. Stat. § 200.001(1), read 2026-10-02.
“County millages shall be composed of four categories of millage rates, as follows: (a) General county millage, which shall be that nonvoted millage rate set by the governing body of the county.”
flsenate.govFla. House Final Bill Analysis, CS/HJR 1 F (2026 F), June 16, 2026, read 2026-10-02.
“Provide a new homestead exemption for non-school taxes only for the first $150,000 of assessed value of homestead properties in 2027, and the first $250,000 of assessed value in 2028 and thereafter.”
leg.state.fl.usFla. Stat. § 193.1555(2)-(3), read 2026-10-02.
“For all levies other than school district levies, nonresidential real property and residential real property that is not assessed under s. 193.155 ... Any change resulting from such reassessment may not exceed 10 percent of the assessed value of the property for the prior year.”

Bordering jurisdictions

Elsewhere in the region:

South Carolina property tax calculator

Rules verified October 2, 2026 by the Property Tax Calculator Editorial Team. Report a correction