Florida Property Tax Calculator with Homestead Exemption

Estimate Florida ad valorem tax after you buy: education rates apart, your homestead and approved portability applied, quoted assessments optional.

Estimate using your values and tax rates, not an official property-tax bill.

2027 uses current law; pending Amendment 3 is not modeled.

Estimated just (market) value

County for official lookup only

Tax year

Status of the entered rates

School district millage (mills)

Non-school millage (mills)

Declared qualifying homestead

Include a quoted annual non-ad valorem amount

Seller's annual ad valorem tax before discount ($, optional)

Enter just value and both millages, select county/year/rate status and complete active assumptions.

Sources and assumptions

References checked: 2026-10-01

This is a one-year post-purchase ad valorem budgeting scenario, not an appraiser's assessment, Tax Collector bill, eligibility decision or escrow calculation. A transfer ordinarily leads to reassessment at the following January 1; confirm the applicable year and timing with the appraiser. Entered purchase price is only a possible proxy for just value. The modeled assessed base subtracts only an already approved portability amount; it does not continue the seller's assessment or project a multi-year Save Our Homes cap.

For declared qualifying homestead, the first exemption is up to $25,000 of modeled assessed value and reduces both ad valorem bases, including school taxes. The additional exemption applies dollar-for-dollar to assessed value above $50,000, up to the selected cap, and reduces only the non-school base. The 2026 cap is $26,411, fully reached at assessed value $76,411. It never reduces school taxable value or non-ad valorem assessments. The appraiser, not a primary-residence toggle, determines legal qualification.

Use the already approved transferable Save Our Homes amount, at most $500,000 and no more than entered just value. The model does not compute the transferable benefit from an old home, decide upsizing/downsizing or approve an application. The statutory timing is tied to January 1 of the old homestead's abandonment year, not a generic period after closing; verify forms, dates and approval with the appraiser. Do not subtract a benefit already reflected in the entered value. Without homestead, portability and the additional cap are inactive.

The 2026 additional non-school homestead cap of $26,411 is verified from the published DOR table, not extrapolated from an illustrative future-CPI example. For 2027, this model accepts assumed rates only and an explicit assumed cap of at least $26,411. Every 2027 result is a projection, not a published cap, adopted rate or official assessment. Independently confirm future official figures before relying on a real bill. This 2027 projection retains the current-law two-tier homestead formula. Amendment 3 (CS/HJR 1F) awaits the November 3, 2026 vote; it requires at least 60% approval and would take effect January 1, 2027 only if approved. The proposed $150,000 for 2027 and $250,000 for 2028 are total assessed-value exemptions for non-school taxes, not the additional-cap input. The amendment is not modeled here.

County selects official lookup references, not a universal millage. Enter the parcel's school and non-school rates for the selected year, with adopted/proposed/assumed status. School totals include applicable operating, voted and debt authorities. One mill is $1 per $1,000 of taxable value. The reviewed 2026 county publications were proposed; this does not prove that no authority has adopted a budget. Prior municipal/code rates and countywide defaults cannot certify a current parcel rate. This tool does not fetch or validate the parcel's rates.

Non-ad valorem assessments are included only through an explicit annual quote, including confirmed 0; without inclusion, combined annual/monthly totals are not modeled, not a whole bill with zero extra charges. The optional seller comparison uses pre-discount ad valorem only; missing is not zero and a negative difference is retained. Other exemptions, payment discounts, prorations, penalties, settlement charges and multi-year assessment changes are not modeled. Monthly amounts are budgeting averages, not actual escrow or collector installments.

Amounts keep cents. The school and non-school taxes are each rounded to the cent before they are added up for the year. A quoted non-ad valorem amount is added once, only if you include it. Monthly budgets are the yearly amount ÷ 12, rounded; they may not match an actual payment schedule. The effective rate is yearly ad valorem tax ÷ the just value you entered, not ÷ assessed value, and not a rate on the whole bill; it is shown to four decimal places, so the display is rounded. These are the calculator's rounding choices, not legal rounding rules. The $2 billion and 100-mill limits are form limits, not legal ones.

What This Calculator Does

Get a property-tax budget for the year after you close on a Florida home. Education taxes and every other levy are figured on separate taxable values. You type in the parcel's rates and your own assumptions, because nothing defaults to a countywide rate. For 2026, the cap on the additional homestead exemption is verified. 2027 is different. Everything for that year is an assumed projection. The result is not the appraiser's assessment, not a ruling that you qualify, and not the tax collector's full bill.

Who Is This For

It's built for buyers, owners and real-estate pros in Florida who want to hold a proposed tax budget up against the parcel's records. Confirm your homestead, just value, portability and whichever dates apply to you with the property appraiser. Check rates and billed assessments with the official source that issues them.

How It Works

Start with the county. The calculator uses it only to link you to that county's official lookup. Enter the parcel's estimated just value, its education millage and the millage for everything else, then pick the tax year and where the rates come from. If you choose 2027, only assumed rates are accepted, and adding a homestead in that year means setting your own assumed cap, no lower than $26,411. Tick homestead if you qualify. Portability goes in only once it has already been approved. Non-ad valorem charges belong in the form only with an annual quote, or 0 when you've confirmed there are none; without that, no combined totals appear. You can also add the seller's ad valorem tax on the same basis, before the early-payment discount and without the rest of the bill. Then read off the separate tax bases and the budgets, along with the difference, shown with a plus (+) or minus (−) sign.

Frequently Asked Questions

Can I use the purchase price or the seller's assessed value once I own it?

The price, roughly; the seller's assessed value, no. Treat what you paid as a loose stand-in for just value, since the appraiser may set a figure that differs from it. The seller's assessed value, their taxable value, and any value lowered by their exemptions or portability can't replace yours. A sale usually triggers a reassessment as of the next January 1, so check which tax year that lands in. The model starts from your estimated just value and subtracts only portability already approved for you. It doesn't carry the seller's assessment forward, and it doesn't give you the Save Our Homes cap that a continuing owner accumulates over several years.

Why does the education millage go in apart from the rest?

Homestead exemptions treat school taxes differently. Declare a qualifying homestead and the base exemption, up to $25,000, trims the taxable value for every ad valorem levy. The additional exemption has a narrower reach. It applies only to assessed value over $50,000, lowers just the non-school levies, and for 2026 tops out at $26,411, which you reach at an assessed value of $76,411. Your school taxes and any non-ad valorem charges stay untouched by that additional amount. Here's an example with hypothetical rates: 6 mills of school tax and 14 mills of non-school tax, a just value of $500,000, homestead and no portability. That works out to $9,130.25 a year in ad valorem tax, with each component rounded. Those rates only illustrate the math; they are not county quotes.

Does choosing a county fill in the official tax rate?

No. The county only points you to its official lookup pages. The rates themselves have to come from your actual parcel, for the right tax year and the taxing authorities that levy on it: an education millage and a millage for everything else. A mill is $1 for every $1,000 of taxable value. On the education side, add the operating, voter-approved and debt-service levies where they apply. For 2026, you tell the tool whether your rates are adopted, proposed or assumed. It takes your word for it. The 2026 county releases reviewed for this tool carried proposed rates, and no adopted table has been verified parcel by parcel. That does not establish that no authority has adopted its budget. A TRIM notice shows proposed taxes, not the final bill. A city's or tax code's older rates don't apply countywide.

Will the calculator work out my portable Save Our Homes benefit?

No, it doesn't compute that benefit. Enter only the transferable amount that has been approved; otherwise enter 0. The field accepts up to $500,000, and the amount can never exceed the just value you typed in. The benefit shown for your old home isn't automatically what moves over, especially when the new home is worth a different amount. There's no upsizing or downsizing math here. The tool also doesn't rule on eligibility or approve any filing. Confirm the application, the approval and the deadlines with the property appraiser. What sets the timing is January 1 together with the year you moved out of your previous homestead; no fixed window is counted from closing. And it works for homestead property, nothing else.

Are the 2027 cap and rates in this calculator official?

No. The 2027 cap and rates here are unofficial. Pick 2027 and the form takes only assumed rates, for education and for everything else; with homestead, you also enter your own assumed cap for the additional exemption on the non-education levies, at least $26,411. Leave that cap blank and the form rejects it. There's no hidden default for future years. The published 2026 cap doesn't confirm the later one. Treat every 2027 result as a projection: it isn't an official assessment, it isn't an adopted rate, and it doesn't forecast future CPI. Check figures published later against their own sources. The $2 billion and 100-mill ceilings are limits of the form, not legal limits on tax.

Is the total my full tax bill, and can I set it next to what the seller paid?

No. Even with every charge entered, the total is a model budget, not a certified bill. Non-ad valorem charges join the ad valorem tax only when you enter a stated annual quote. A confirmed 0 counts as included; that says nothing about charges you left out or don't know. If any are excluded or unknown, no combined total appears. For the seller comparison, use only their ad valorem tax before the discount, never a bill carrying extra assessments, and remember that a blank is not zero. The gap shows with a plus or minus sign. Each monthly number is the yearly figure spread over 12 months, an average for planning, not what escrow or the collector charges per installment. For the effective rate, the tool divides the yearly ad valorem tax by the just value you entered. You'll see the result rounded to four decimal places or fewer in percentage terms, close to the exact ratio without matching it.

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Related:Buyers Guide