Florida Property Tax Calculator

How this calculator works

Florida property tax math has four moving parts, and the order matters. This calculator runs them in the same order the county property appraiser does:

1. Just (market) value — the appraiser's annual estimate of fair market value under Florida Constitution Article VII § 4. This is the ceiling. Every other number on your tax bill descends from it.
2. Assessed value — for a homestead property, the Save Our Homes-capped figure (F.S. § 193.155) that limits annual increases to the lesser of 3% or CPI. For a non-homestead property, capped at 10% per year under F.S. § 193.1554. For a brand-new homestead or a newly purchased parcel, assessed value equals just value on the first tax roll.
3. Taxable value — assessed value minus exemptions. Florida is unusual here: the framework computes two taxable values, one for school millage and one for non-school millage, because the second $25,000 of the base homestead exemption (F.S. § 196.031(1)(b)) is explicitly excluded from school taxes under Florida Constitution Article VII § 6(d).
4. Millage rate — the per-thousand levy certified annually by each taxing authority under F.S. § 200.001 and the rest of Chapter 200. Your TRIM notice (Truth in Millage), mailed every August, shows the rate from each authority overlapping your parcel: county general, school district, municipal, water management, fire, library, MSTU, and any other special district.

The final math is straightforward once the four pieces are in place:

Annual property tax = (school taxable × school millage / 1000)
                    + (non-school taxable × non-school millage / 1000)

The school-vs-non-school doughnut

The single most-misunderstood line on a Florida tax bill is the gap between the school taxable value and the non-school taxable value on a homesteaded parcel. The base homestead exemption (F.S. § 196.031) is $50,000, but it comes in two tranches with different rules:

• First $25,000 (assessed value $0 to $25,000): reduces all taxes, school and non-school.
• Assessed value $25,000 to $50,000: fully taxable on both sides. This is the doughnut hole that surprises first-time Florida homesteaders.
• Second $25,000 (assessed value $50,000 to $75,000): reduces non-school taxes only.

So a homestead with $400,000 assessed value generates a school taxable value of $375,000 (just the first $25K knocked out) and a non-school taxable value of $350,000 (both tranches knocked out). Multiply each by its respective millage, sum the two numbers, and you have the annual property tax.

The structural reason for the split: when Florida voters approved Amendment 1 of 2008 (which added the second $25,000 tranche), the legislature needed to protect school-district revenues from the simultaneous expansion of homestead relief. The compromise: the additional exemption applies to county, municipal, and special-district millage, but not to school millage. School funding is also capped statewide at 10 mills under Florida Constitution Article VII § 9(b), so the school portion is structurally bounded even on a hot market.

Worked example: $400K Pinellas homestead vs $400K Miami-Dade rental

Same just market value, different counties, different homestead status. The bottom-line tax bill diverges meaningfully.

Pinellas homestead — $400,000 just value, $400,000 assessed (new purchase, no SOH build-up yet)

• Pinellas typical total millage: 19.0 mills (county + school + special districts, unincorporated parcel).
• Pinellas school millage: 6.4 mills.
• Non-school millage: 19.0 − 6.4 = 12.6 mills.
• School taxable value: $400,000 − $25,000 = $375,000.
• Non-school taxable value: $400,000 − $50,000 = $350,000.
• School tax: 375,000 × 6.4 / 1,000 = $2,400.
• Non-school tax: 350,000 × 12.6 / 1,000 = $4,410.
• Annual property tax: $6,810.
• Effective tax rate: 6,810 / 400,000 = 1.70% of just value.
• Without homestead, the same parcel would pay (400,000 × 19.0 / 1,000) = $7,600 — a homestead savings of $790 in year one.

The year-one savings of $790 understates the long-term benefit. With Save Our Homes capping assessed-value growth at 3% per year while market value typically grows faster, the homestead-vs-no-homestead gap compounds. Over ten years at 5% market appreciation, the cumulative savings approach $10,000-$15,000 for the typical Florida single-family home.

Miami-Dade rental — $400,000 just value, no homestead, assessed equals just

• Miami-Dade typical total millage: 21.5 mills (a heavier urban / high-service-level mix).
• Miami-Dade school millage: 6.8 mills.
• No homestead means no $50K base exemption, and Save Our Homes does not apply — assessed equals just.
• School taxable value: $400,000.
• Non-school taxable value: $400,000.
• School tax: 400,000 × 6.8 / 1,000 = $2,720.
• Non-school tax: 400,000 × 14.7 / 1,000 = $5,880.
• Annual property tax: $8,600.
• Effective tax rate: 8,600 / 400,000 = 2.15%.

The Miami-Dade rental pays $1,790 more per year than the Pinellas homestead on an identical $400,000 just value. The county-millage difference accounts for about $1,000 of that gap; the homestead exemption and the school-vs-non-school split account for the rest. Layer in a long-held Pinellas homestead with a $250,000 assessed value (a typical SOH-capped figure after 10 years), and the Pinellas bill drops to roughly $3,800 — less than half the Miami-Dade rental on the same market value.

Stacking additional exemptions

The base $50,000 homestead exemption is the floor. Florida layers several additional exemptions on top, each with its own statutory anchor:

• Additional senior exemption (F.S. § 196.075) — up to $50,000 against non-school taxes only. Requires age 65+, household-adjusted gross income under the annually adjusted ceiling (approximately $36,000 in 2025), and continued homestead. Locally adopted — check your county appraiser. Some jurisdictions have adopted a separate full-exemption variant for low-income seniors who have owned and lived in the same homestead for 25+ years.
• Disability / widow / widower exemption (F.S. § 196.202) — $5,000, applies to both school and non-school. Stacks with the base homestead and the senior exemption.
• Disabled-veteran base exemption (F.S. § 196.081(1)) — $5,000 for a veteran disabled at least 10% in service. Stacks.
• Combat-disabled veteran percentage exemption (F.S. § 196.082) — for veterans 65+, an additional percentage-of-disability exemption that can substantially reduce or zero out the bill.
• Totally and permanently disabled veteran / line-of-duty first-responder full exemption (F.S. § 196.081(3) / § 196.102) — a full statutory exemption of the homestead. Annual property tax is $0.

The calculator toggles each exemption independently. The school-vs-non-school split applies cleanly: senior is non-school only; everything else stacks on both sides.

Where to find your inputs

The single best source of truth for any specific parcel is the county property appraiser's online record card. Every Florida county publishes one — find your county appraiser through the Florida DOR directory linked above. The record card surfaces:

• Just market value — sometimes labeled "Just Value" or "Market Value."
• Assessed value — sometimes labeled "Capped Value" or "Assessed."
• Taxable value — the appraiser already computes school and non-school separately.
• Millage breakout by authority — county general, school, municipal, water management, fire, library, MSTU. Sum to get total millage.
• Exemption status — which homestead and additional exemptions are already on file for the parcel.

The TRIM notice (Truth in Millage), mailed every August under F.S. § 200.069, is the formal annual statement and the document that starts the 25-day clock for filing a value-adjustment petition under F.S. § 194.011 if you disagree with the just value.

What this calculator does not do

This is an estimator. It does not:

• Replace the TRIM notice. Actual millage rates vary by parcel within a county — incorporated municipal parcels add municipal millage; some parcels sit in Community Development Districts or other special overlays not captured by the county-typical figure. For an exact bill, select "Custom millage" and enter the total directly from your TRIM.
• Compute the per-line-by-authority allocation precisely. The breakdown into county general / school / municipal / special is a representative estimator (county ~28%, school ~38%, municipal ~18%, special ~16%). The exact split for your parcel is on the TRIM.
• Apply the SOH cap year over year. The cap operates as the property appraiser's annual statistical limit; this calculator takes assessed value as an input rather than projecting it. Use the Save Our Homes Portability Calculator for the SOH differential math.
• Handle the 10% non-homestead cap automatically. F.S. § 193.1554 caps non-homestead assessed-value growth at 10% per year; if your TRIM shows a non-homestead assessed value lower than just value, plug the lower figure into the "Assessed value" input directly.
• Substitute for a Florida-licensed CPA. For tax-planning decisions — when to file, when to challenge a valuation, how to time a homestead establishment across an in-state move — consult a Florida-licensed CPA before acting on the calculator's output.

How this page is maintained

The Florida homestead / Save Our Homes / millage framework is governed by Chapter 196, Chapter 193, and Chapter 200 of the Florida Statutes, anchored to Article VII of the Florida Constitution. Each Florida legislative session may amend the additional-exemption ceilings and the senior-exemption income ceiling; the base $25K + $25K homestead exemption has been stable since the 2008 amendments, and the 3% / CPI SOH cap has been stable since 1995. We refresh the county-typical millage table annually against the Florida DOR PT-902 millage summary as soon as the new fiscal year's certifications are published.

Last reviewed: 2026-05-15 against F.S. § 196.031, § 196.075, § 196.081, § 196.082, § 196.102, § 196.202, § 193.155, § 200.001, and Florida Constitution Article VII § 6, with millage data from the Florida DOR PT-902 summary for the 2025-2026 tax roll.