Property Tax Due Dates in Florida

Florida's property tax system offers some of the most generous homeowner protections in the country, particularly for long-term residents. Property taxes are administered by county property appraisers (who set values) and county tax collectors (who bill and collect). Unlike most states, Florida offers a meaningful discount for paying early — the earlier you pay, the more you save. Tax bills are mailed in late October or early November, giving homeowners time to take advantage of the maximum discount. Florida has no state-level property tax; all property taxes are levied by local taxing authorities including counties, school districts, cities, and special districts.

Florida property taxes for the year become payable on November 1 and are due by March 31. The state's early payment discount structure is one of the most unique in the country: Pay in November: 4% discount Pay in December: 3% discount Pay in January: 2% discount Pay in February: 1% discount Pay by March 31: No discount, full amount due After April 1: 3% penalty plus advertising costs begin accruing For a $3,000 tax bill, paying in November saves $120. Most homeowners with mortgages have their taxes escrowed and paid by the lender — usually by November to capture the discount. Check with your lender to confirm when they make payment. Online payment is available through most county tax collector websites.

Florida offers extensive exemption programs that can significantly reduce your tax bill: Homestead Exemption — Owner-occupied primary residences receive a $50,000 exemption ($25,000 applies to all taxing authorities; an additional $25,000 applies to non-school taxes). To qualify, the home must be your permanent residence as of January 1. Apply by March 1 with your county property appraiser. Save Our Homes (SOH) Cap — Once you receive the Homestead Exemption, your property's assessed value cannot increase more than 3% per year (or the CPI rate, whichever is lower), regardless of market value increases. This protection grows significantly in appreciating markets. Portability — When you move within Florida, you can transfer up to $500,000 of your accumulated Save Our Homes savings to your new homestead. Apply within 3 years of leaving your previous homestead. Senior Exemption — Low-income seniors (65 or older) with income below the county-set limit may qualify for an additional exemption of up to $50,000 on the county portion of taxes. Veteran and Disability Exemptions — Disabled veterans may receive exemptions ranging up to full tax exemption for those with a 100% service-connected disability rating.

Each August, Florida county property appraisers send a TRIM (Truth in Millage) notice to all property owners. This notice shows the proposed assessed value and estimated taxes for the coming year. Deadline: You have 25 days from the mailing date of the TRIM notice to file a petition with the county Value Adjustment Board (VAB). This typically falls in September. How to file: Complete a petition form (available from the county VAB or clerk of court) and pay a small filing fee. You can petition on the grounds that the assessed value exceeds market value, an exemption was improperly denied, or classification was incorrect. Evidence: Comparable sales from your area in the 12 months before January 1 are the most persuasive evidence at a VAB hearing. Bring photos and any independent appraisals. Informal conference: Consider requesting an informal conference with the county property appraiser's office first — many disputes are resolved without a formal hearing, saving time and cost.