When Are Florida Property Taxes Due? Due Dates, Rates & Exemptions (2026)

Florida homeowners must pay property taxes between November 1 and March 31, with discounts available for early payment. The state's effective property tax rate averages 0.83%, though rates vary by county, and Florida offers a generous $50,000 homestead exemption that can significantly reduce your tax bill.

When Are Florida Property Taxes Due?

Florida property taxes operate on a fiscal year basis, and the payment window is clear: November 1 through March 31. This semi-annual payment structure gives homeowners five months to submit payment. The earlier you pay, the better—Florida rewards early payment with discounts that can lower your overall tax burden.

If you own property in multiple Florida counties, confirm the exact due date with your county treasurer, as some minor variations may apply. Most counties post payment deadlines and discount schedules on their tax collector websites.

Florida Property Tax Rates

Florida's effective property tax rate is 0.83%, which is below the national average of roughly 0.84%. However, your actual rate depends on your county and the current assessed value of your home. In Miami-Dade County, for example, rates cluster around 0.75–0.80%, while some rural counties may run slightly higher.

To estimate what you'll owe, multiply your home's assessed value by your county's millage rate (expressed per $1,000 of value). If you're financing a home purchase, use our Florida mortgage calculator to see how property taxes factor into your total monthly payment.

Florida Property Tax Exemptions

The most valuable exemption for homeowners is Florida's $50,000 homestead exemption, available to permanent residents who own and occupy their home as a primary residence. This exemption reduces your assessed value dollar-for-dollar, translating to real savings on your annual bill.

Beyond the homestead exemption, Florida offers additional programs for seniors (age 65+), disabled persons, and veterans. Some disabled veterans may qualify for a full exemption. To claim any exemption, file an application with your county property appraiser's office—typically required only once, though you must reapply if you move or change your primary residence.

How to Pay Florida Property Taxes

Payment options vary by county, but most Florida counties accept payments through their tax collector's office online, by mail, in person, or via phone. Many counties also partner with third-party payment processors that may charge a convenience fee.

Check your county tax collector's website for the mailing address, online portal, and payment methods. If you have a mortgage, your lender may handle property taxes through your escrow account (part of your PITI—principal, interest, taxes, and insurance). To understand how escrow works and how property taxes fit into your monthly payment, review our guide on when property taxes are due across all states.

What Happens If You Miss the Deadline?

Missing Florida's March 31 deadline carries steep consequences. A 3% monthly penalty accrues after April, compounding quickly and making arrears expensive. If you don't pay within a reasonable time, your county may issue a tax certificate or lien against your property.

In extreme cases, unpaid property taxes can lead to a tax lien sale, where the county sells your home or a lien on it to recover the debt. To avoid this scenario, prioritize payment by the end of March, or contact your county tax collector immediately if you anticipate a shortfall—many offer payment plans for hardship situations.

Property Taxes and Your Mortgage Payment

If you financed your Florida home, your lender likely requires property tax payments through an escrow account. This means your monthly mortgage payment includes a portion set aside for taxes (and homeowners insurance). Your lender estimates taxes annually and adjusts your escrow payment if your home's assessed value changes.

Understanding how this works helps you budget accurately and avoid surprises. Use our Florida mortgage calculator to see a detailed breakdown of how property taxes, insurance, and principal/interest combine into your full monthly housing cost.

Frequently Asked Questions

What is the property tax rate in Florida?
Florida's effective property tax rate is 0.83% as of 2026, below the national average. Your actual rate depends on your county and local millage rates. Properties in high-value neighborhoods or counties with higher millage may pay more, while rural areas often have lower rates. Check your property appraiser's website for your specific millage rate.

Can I claim multiple exemptions in Florida?
Homeowners can stack certain exemptions—for example, combining the $50,000 homestead exemption with an additional exemption for seniors (age 65+) or disabled persons. However, you cannot use the homestead exemption on multiple properties. Learn more about available property tax exemptions and how to file.

What happens if I pay early—do I really save money?
Yes. Florida counties offer discounts for early payment, typically ranging from 2.5% to 5% depending on how early you pay (usually calculated by month before the March 31 deadline). Paying in November or December can yield the largest discounts. Check your county's specific discount schedule online.

Do I pay property taxes twice a year in Florida?
No. Florida operates on a single annual property tax bill due between November 1 and March 31. You do not make semi-annual payments. However, if you have a mortgage with an escrow account, your lender may collect monthly escrow payments that cover the annual tax bill in installments.