Florida Property Tax Exemptions (2026): Homestead, Seniors, Veterans & How to Apply
Last updated June 11, 2026 · Written by Keith Meredith, Florida mortgage broker · NMLS #303217
Florida's homestead exemption removes up to $50,000 from your primary home's taxable value and caps your assessed-value growth at 3% per year (Save Our Homes). You must file once with your county property appraiser by March 1, and the exemption does not transfer from the previous owner — their tax bill is not your tax bill.
Yes — Florida has property taxes. No state income tax, but your county absolutely taxes your home. The good news: Florida also has one of the most generous stacks of property-tax exemptions in the country, and most of them just require a simple application that thousands of homeowners never file. As a Florida mortgage broker, I watch these numbers move people's monthly payment every day. Here's the full list, and what it means when you buy.
The Homestead Exemption: the Big One
If the home is your permanent primary residence on January 1, Florida's homestead exemption reduces its taxable value — up to $25,000 off all property taxes, plus an additional $25,000 that applies to non-school taxes. For most homeowners that's meaningful savings every single year you own the home.
File with your county property appraiser by March 1 of the tax year. Most counties take it online (Marion County: mcpafl.org). You'll need proof the home is your permanent residence — a Florida driver's license, voter registration, or similar. You file once; it renews automatically. Miss the deadline and you wait a full year.
Save Our Homes: the 3% Cap
Once homesteaded, the assessed value of your home can't rise more than 3% per year (or the inflation rate, whichever is lower) — no matter what the market does. In fast-appreciating Florida markets this quietly becomes worth more than the exemption itself: long-time owners often pay taxes on a fraction of what their home would sell for.
Portability: Take Your Savings With You
Moving within Florida? You can transfer ("port") up to $500,000 of your accumulated Save Our Homes benefit to your next homestead. Buyers upgrading after years in one home sometimes save thousands a year because of portability — and almost nobody budgets for it when figuring out what they can afford.
Exemptions by Situation
| If you are... | Exemption | Roughly worth |
|---|---|---|
| Any homesteaded owner | Homestead | Up to $50,000 off value |
| 65+ under an income limit | Additional senior exemption | Up to another $50,000 |
| Veteran, 10%+ disability | Disabled veteran | $5,000+ |
| Veteran, total & permanent | Full exemption | 100% of taxes |
| Surviving spouse (veteran/first responder) | Survivor exemption | Varies / full |
| Widow / widower | Widow(er) exemption | Small, automatic once filed |
Senior and veteran exemptions are set county by county, so check your property appraiser for the exact amounts and income limits. Veterans — pair these with a $0-down VA loan and your true cost of owning drops dramatically. Exploring your equity later in retirement? See our Florida reverse mortgage guide.
Keith's take
The number that blindsides buyers: the seller's tax bill is not your tax bill. Their assessed value resets to market value the year after you buy, then your own homestead cap starts fresh. I've seen people budget off a listing's "current taxes" line and get a nasty surprise the next fall. Always budget from the purchase price — my mortgage calculator builds in a realistic tax and insurance estimate so the payment you plan for is the payment you get.
What This Means When You Buy
- The seller's taxes aren't yours. Their assessed value resets to market value when you buy, then your homestead cap begins. Budget from the purchase price, not the old tax bill.
- Taxes are part of closing. Florida prorates property taxes at closing alongside doc stamps and title fees — the closing costs estimator shows the whole picture.
Want your real monthly number — taxes, insurance, exemptions and all?
Tell me the home and your situation. I'll give you a true payment estimate with the exemptions you qualify for baked in, not a teaser number.
Florida Property Tax FAQ
Does Florida have property tax?
Yes — counties, school boards, and municipalities all levy it. Florida has no state income tax, which is why people assume there's no property tax either. There is, but the exemptions are generous.
When is the Florida homestead deadline?
March 1 of the year you're claiming. Buy in 2026, live there January 1, 2027, and file by March 1, 2027. You file once and it renews automatically.
Can I have homestead on two homes?
No — one homestead per family unit. Claiming two (even across states) can trigger back taxes and penalties, so be careful if you keep a home in another state.
Do the previous owner's exemptions transfer to me?
No. The seller's exemptions end with the sale, and their assessed value resets to market value. You have to file your own homestead application by March 1.
Is there a senior property tax exemption in Florida?
Yes — many counties and cities offer an additional exemption (up to another $50,000 off taxable value) for homeowners 65+ under an income limit, with some long-term-residency versions worth even more. It's county-specific, so check your property appraiser.
At what age do seniors stop paying property taxes in Florida?
There’s no age at which Florida property taxes automatically stop. What changes at 65: many counties and cities offer an additional senior homestead exemption (income-limited) worth up to another $50,000 off taxable value, and some long-term-residency versions can eliminate the county or city portion entirely on modest homes. School levies and special districts generally remain. You have to apply — nothing happens automatically.
Do property taxes go down when you turn 65 in Florida?
They can — if you apply. Stack the standard homestead exemption, the Save Our Homes 3% cap you’ve accumulated, and your county’s additional senior exemption (subject to an annually-adjusted income limit), and many 65+ homeowners see a real drop. File with your county property appraiser; it is not automatic.
Exemption amounts and income limits adjust periodically. Confirm current figures with your county property appraiser before relying on them.
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