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Florida Homeowners Insurance vs. Property Tax: Citizens Costs More Than the Tax Bill in 29 of 67 Counties

By , Co-Founder, Momentum Realty · Updated September 26, 2026

Momentum Research data release · 2026-09-25 · updated 2026-09-26 · By , Co-Founder, Momentum Realty

The takeaway

In 29 of Florida’s 67 counties, a Citizens homeowners policy now costs more than the typical property tax bill — up from just 6 counties in 2016. And that’s before flood insurance.

If Amendment 3 passes in November, that rises to 63 of 67 counties by 2028.

Why it matters: Florida’s affordability debate, including Amendment 3, is aimed at property taxes. But in much of the state, the bigger bill is now insurance, and insurance is not on the ballot. The amendment would cut the typical homestead tax bill from about $1,858 to $819 by 2028 (see the Amendment 3 section).

Insurance here is Citizens’ standard homeowners coverage (wind, fire, theft, liability). Flood is a separate policy and is not included, so owners who also carry flood insurance pay more than shown. At Citizens’ approved 2026 rates the count rises to 38 of 67 counties.

Map: where insurance is now the bigger bill

Each county is colored by the Citizens homeowners average divided by the median property tax bill homeowners pay. Red: insurance costs more than the tax bill. Blue: the tax bill is bigger. Homeowners coverage only; flood insurance is not included. Hover or tap a county for its numbers; click through to its property tax page. The Amendment 3 buttons show the same ratio if the amendment passes: the typical homestead tax bill after the new exemption, with insurance held at today’s level.

29 of 67 counties where insurance is bigger
Choropleth of Florida's 67 counties. In force: 29 of 67 counties have a Citizens average above the median property tax bill. At approved 2026 averages: 38 of 67. The Panhandle and interior North Florida are the most extreme; the Tampa, Orlando and Jacksonville metros and the university counties are blue. Marion County: Citizens homeowners average $1,263 in force vs. median property tax $1,806 = 0.70x; at approved 2026 averages $1,535 = 0.85x; if Amendment 3 passes, typical homestead tax $1,054 in 2028 = 1.2xMonroe County: Citizens homeowners average $4,380 in force vs. median property tax $4,129 = 1.1x; at approved 2026 averages $6,463 = 1.6x; if Amendment 3 passes, typical homestead tax $3,106 in 2028 = 1.4xOrange County: Citizens homeowners average $1,409 in force vs. median property tax $2,967 = 0.47x; at approved 2026 averages $2,226 = 0.75x; if Amendment 3 passes, typical homestead tax $1,246 in 2028 = 1.1xSt. Lucie County: Citizens homeowners average $2,332 in force vs. median property tax $3,241 = 0.72x; at approved 2026 averages $3,095 = 0.95x; if Amendment 3 passes, typical homestead tax $1,038 in 2028 = 2.2xSumter County: Citizens homeowners average $1,728 in force vs. median property tax $3,014 = 0.57x; at approved 2026 averages $1,840 = 0.61x; if Amendment 3 passes, typical homestead tax $1,589 in 2028 = 1.1xUnion County: Citizens homeowners average $1,392 in force vs. median property tax $980 = 1.4x; at approved 2026 averages $1,576 = 1.6x; if Amendment 3 passes, typical homestead tax $471 in 2028 = 3.0xAlachua County: Citizens homeowners average $1,020 in force vs. median property tax $2,773 = 0.37x; at approved 2026 averages $1,201 = 0.43x; if Amendment 3 passes, typical homestead tax $1,308 in 2028 = 0.78xCalhoun County: Citizens homeowners average $1,669 in force vs. median property tax $734 = 2.3x; at approved 2026 averages $1,805 = 2.5x; if Amendment 3 passes, typical homestead tax $395 in 2028 = 4.2xColumbia County: Citizens homeowners average $1,009 in force vs. median property tax $1,434 = 0.70x; at approved 2026 averages $1,271 = 0.89x; if Amendment 3 passes, typical homestead tax $696 in 2028 = 1.5xGadsden County: Citizens homeowners average $1,241 in force vs. median property tax $927 = 1.3x; at approved 2026 averages $1,659 = 1.8x; if Amendment 3 passes, typical homestead tax $463 in 2028 = 2.7xHighlands County: Citizens homeowners average $1,753 in force vs. median property tax $1,353 = 1.3x; at approved 2026 averages $2,038 = 1.5x; if Amendment 3 passes, typical homestead tax $626 in 2028 = 2.8xHolmes County: Citizens homeowners average $1,472 in force vs. median property tax $600 = 2.5x; at approved 2026 averages $1,917 = 3.2x; if Amendment 3 passes, typical homestead tax $298 in 2028 = 4.9xLeon County: Citizens homeowners average $990 in force vs. median property tax $2,397 = 0.41x; at approved 2026 averages $1,240 = 0.52x; if Amendment 3 passes, typical homestead tax $1,100 in 2028 = 0.90xNassau County: Citizens homeowners average $1,159 in force vs. median property tax $2,699 = 0.43x; at approved 2026 averages $1,672 = 0.62x; if Amendment 3 passes, typical homestead tax $1,374 in 2028 = 0.84xOkaloosa County: Citizens homeowners average $2,644 in force vs. median property tax $2,011 = 1.3x; at approved 2026 averages $3,238 = 1.6x; if Amendment 3 passes, typical homestead tax $924 in 2028 = 2.9xOsceola County: Citizens homeowners average $1,735 in force vs. median property tax $2,700 = 0.64x; at approved 2026 averages $2,248 = 0.83x; if Amendment 3 passes, typical homestead tax $1,227 in 2028 = 1.4xPalm Beach County: Citizens homeowners average $1,753 in force vs. median property tax $3,858 = 0.45x; at approved 2026 averages $3,255 = 0.84x; if Amendment 3 passes, typical homestead tax $1,446 in 2028 = 1.2xPasco County: Citizens homeowners average $1,659 in force vs. median property tax $2,206 = 0.75x; at approved 2026 averages $2,033 = 0.92x; if Amendment 3 passes, typical homestead tax $953 in 2028 = 1.7xPutnam County: Citizens homeowners average $1,345 in force vs. median property tax $1,249 = 1.1x; at approved 2026 averages $1,481 = 1.2x; if Amendment 3 passes, typical homestead tax $610 in 2028 = 2.2xSt. Johns County: Citizens homeowners average $1,378 in force vs. median property tax $3,721 = 0.37x; at approved 2026 averages $1,944 = 0.52x; if Amendment 3 passes, typical homestead tax $2,267 in 2028 = 0.61xSanta Rosa County: Citizens homeowners average $2,444 in force vs. median property tax $1,891 = 1.3x; at approved 2026 averages $3,599 = 1.9x; if Amendment 3 passes, typical homestead tax $872 in 2028 = 2.8xSarasota County: Citizens homeowners average $2,126 in force vs. median property tax $3,106 = 0.68x; at approved 2026 averages $2,470 = 0.80x; if Amendment 3 passes, typical homestead tax $1,542 in 2028 = 1.4xSeminole County: Citizens homeowners average $1,572 in force vs. median property tax $2,599 = 0.60x; at approved 2026 averages $2,087 = 0.80x; if Amendment 3 passes, typical homestead tax $1,185 in 2028 = 1.3xVolusia County: Citizens homeowners average $1,807 in force vs. median property tax $2,395 = 0.75x; at approved 2026 averages $2,079 = 0.87x; if Amendment 3 passes, typical homestead tax $754 in 2028 = 2.4xWalton County: Citizens homeowners average $1,942 in force vs. median property tax $1,902 = 1.0x; at approved 2026 averages $3,873 = 2.0x; if Amendment 3 passes, typical homestead tax $859 in 2028 = 2.3xBaker County: Citizens homeowners average $836 in force vs. median property tax $1,631 = 0.51x; at approved 2026 averages $1,058 = 0.65x; if Amendment 3 passes, typical homestead tax $779 in 2028 = 1.1xBay County: Citizens homeowners average $1,928 in force vs. median property tax $1,807 = 1.1x; at approved 2026 averages $2,834 = 1.6x; if Amendment 3 passes, typical homestead tax $834 in 2028 = 2.3xBroward County: Citizens homeowners average $1,561 in force vs. median property tax $3,890 = 0.40x; at approved 2026 averages $2,916 = 0.75x; if Amendment 3 passes, typical homestead tax $1,380 in 2028 = 1.1xCharlotte County: Citizens homeowners average $2,298 in force vs. median property tax $2,785 = 0.83x; at approved 2026 averages $2,715 = 0.97x; if Amendment 3 passes, typical homestead tax $1,170 in 2028 = 2.0xLee County: Citizens homeowners average $2,197 in force vs. median property tax $2,858 = 0.77x; at approved 2026 averages $2,797 = 0.98x; if Amendment 3 passes, typical homestead tax $1,041 in 2028 = 2.1xMadison County: Citizens homeowners average $1,028 in force vs. median property tax $965 = 1.1x; at approved 2026 averages $1,430 = 1.5x; if Amendment 3 passes, typical homestead tax $496 in 2028 = 2.1xManatee County: Citizens homeowners average $2,019 in force vs. median property tax $3,047 = 0.66x; at approved 2026 averages $2,516 = 0.83x; if Amendment 3 passes, typical homestead tax $1,247 in 2028 = 1.6xCitrus County: Citizens homeowners average $1,410 in force vs. median property tax $1,430 = 0.99x; at approved 2026 averages $1,716 = 1.2x; if Amendment 3 passes, typical homestead tax $691 in 2028 = 2.0xDixie County: Citizens homeowners average $1,360 in force vs. median property tax $813 = 1.7x; at approved 2026 averages $1,611 = 2.0x; if Amendment 3 passes, typical homestead tax $402 in 2028 = 3.4xDuval County: Citizens homeowners average $1,315 in force vs. median property tax $2,264 = 0.58x; at approved 2026 averages $1,782 = 0.79x; if Amendment 3 passes, typical homestead tax $906 in 2028 = 1.5xGilchrist County: Citizens homeowners average $1,209 in force vs. median property tax $1,302 = 0.93x; at approved 2026 averages $1,370 = 1.1x; if Amendment 3 passes, typical homestead tax $612 in 2028 = 2.0xGlades County: Citizens homeowners average $2,812 in force vs. median property tax $1,170 = 2.4x; at approved 2026 averages $2,911 = 2.5x; if Amendment 3 passes, typical homestead tax $551 in 2028 = 5.1xGulf County: Citizens homeowners average $2,147 in force vs. median property tax $1,578 = 1.4x; at approved 2026 averages $3,988 = 2.5x; if Amendment 3 passes, typical homestead tax $648 in 2028 = 3.3xHardee County: Citizens homeowners average $1,861 in force vs. median property tax $1,264 = 1.5x; at approved 2026 averages $2,098 = 1.7x; if Amendment 3 passes, typical homestead tax $585 in 2028 = 3.2xHendry County: Citizens homeowners average $2,420 in force vs. median property tax $1,756 = 1.4x; at approved 2026 averages $3,256 = 1.9x; if Amendment 3 passes, typical homestead tax $819 in 2028 = 3.0xHernando County: Citizens homeowners average $1,699 in force vs. median property tax $1,858 = 0.91x; at approved 2026 averages $1,994 = 1.1x; if Amendment 3 passes, typical homestead tax $754 in 2028 = 2.3xIndian River County: Citizens homeowners average $2,145 in force vs. median property tax $2,436 = 0.88x; at approved 2026 averages $3,113 = 1.3x; if Amendment 3 passes, typical homestead tax $1,118 in 2028 = 1.9xJackson County: Citizens homeowners average $1,491 in force vs. median property tax $609 = 2.4x; at approved 2026 averages $1,785 = 2.9x; if Amendment 3 passes, typical homestead tax $345 in 2028 = 4.3xLake County: Citizens homeowners average $1,756 in force vs. median property tax $2,433 = 0.72x; at approved 2026 averages $1,976 = 0.81x; if Amendment 3 passes, typical homestead tax $1,049 in 2028 = 1.7xWakulla County: Citizens homeowners average $1,456 in force vs. median property tax $1,642 = 0.89x; at approved 2026 averages $1,804 = 1.1x; if Amendment 3 passes, typical homestead tax $776 in 2028 = 1.9xMartin County: Citizens homeowners average $2,580 in force vs. median property tax $3,322 = 0.78x; at approved 2026 averages $3,668 = 1.1x; if Amendment 3 passes, typical homestead tax $1,528 in 2028 = 1.7xOkeechobee County: Citizens homeowners average $2,802 in force vs. median property tax $1,423 = 2.0x; at approved 2026 averages $3,100 = 2.2x; if Amendment 3 passes, typical homestead tax $691 in 2028 = 4.1xPolk County: Citizens homeowners average $1,931 in force vs. median property tax $1,933 = 1.00x; at approved 2026 averages $2,144 = 1.1x; if Amendment 3 passes, typical homestead tax $721 in 2028 = 2.7xSuwannee County: Citizens homeowners average $1,258 in force vs. median property tax $1,213 = 1.0x; at approved 2026 averages $1,365 = 1.1x; if Amendment 3 passes, typical homestead tax $577 in 2028 = 2.2xWashington County: Citizens homeowners average $1,599 in force vs. median property tax $792 = 2.0x; at approved 2026 averages $1,937 = 2.4x; if Amendment 3 passes, typical homestead tax $426 in 2028 = 3.8xBradford County: Citizens homeowners average $1,033 in force vs. median property tax $1,164 = 0.89x; at approved 2026 averages $1,212 = 1.0x; if Amendment 3 passes, typical homestead tax $538 in 2028 = 1.9xClay County: Citizens homeowners average $1,189 in force vs. median property tax $2,241 = 0.53x; at approved 2026 averages $1,600 = 0.71x; if Amendment 3 passes, typical homestead tax $1,025 in 2028 = 1.2xDeSoto County: Citizens homeowners average $2,019 in force vs. median property tax $1,447 = 1.4x; at approved 2026 averages $2,426 = 1.7x; if Amendment 3 passes, typical homestead tax $598 in 2028 = 3.4xFlagler County: Citizens homeowners average $1,626 in force vs. median property tax $2,789 = 0.58x; at approved 2026 averages $2,236 = 0.80x; if Amendment 3 passes, typical homestead tax $1,260 in 2028 = 1.3xHamilton County: Citizens homeowners average $1,409 in force vs. median property tax $816 = 1.7x; at approved 2026 averages $1,499 = 1.8x; if Amendment 3 passes, typical homestead tax $431 in 2028 = 3.3xLafayette County: Citizens homeowners average $972 in force vs. median property tax $863 = 1.1x; at approved 2026 averages $1,555 = 1.8x; if Amendment 3 passes, typical homestead tax $454 in 2028 = 2.1xLiberty County: Citizens homeowners average $922 in force vs. median property tax $1,152 = 0.80x; at approved 2026 averages $1,115 = 0.97x; if Amendment 3 passes, typical homestead tax $542 in 2028 = 1.7xMiami-Dade County: Citizens homeowners average $1,891 in force vs. median property tax $3,744 = 0.51x; at approved 2026 averages $3,064 = 0.82x; if Amendment 3 passes, typical homestead tax $1,552 in 2028 = 1.2xPinellas County: Citizens homeowners average $1,911 in force vs. median property tax $2,474 = 0.77x; at approved 2026 averages $2,480 = 1.0x; if Amendment 3 passes, typical homestead tax $909 in 2028 = 2.1xTaylor County: Citizens homeowners average $1,649 in force vs. median property tax $750 = 2.2x; at approved 2026 averages $1,627 = 2.2x; if Amendment 3 passes, typical homestead tax $404 in 2028 = 4.1xFranklin County: Citizens homeowners average $2,575 in force vs. median property tax $1,728 = 1.5x; at approved 2026 averages $5,481 = 3.2x; if Amendment 3 passes, typical homestead tax $721 in 2028 = 3.6xHillsborough County: Citizens homeowners average $1,816 in force vs. median property tax $3,010 = 0.60x; at approved 2026 averages $2,425 = 0.81x; if Amendment 3 passes, typical homestead tax $1,339 in 2028 = 1.4xJefferson County: Citizens homeowners average $1,152 in force vs. median property tax $1,439 = 0.80x; at approved 2026 averages $1,361 = 0.95x; if Amendment 3 passes, typical homestead tax $687 in 2028 = 1.7xBrevard County: Citizens homeowners average $2,348 in force vs. median property tax $2,311 = 1.0x; at approved 2026 averages $2,812 = 1.2x; if Amendment 3 passes, typical homestead tax $1,029 in 2028 = 2.3xLevy County: Citizens homeowners average $1,385 in force vs. median property tax $1,201 = 1.2x; at approved 2026 averages $1,631 = 1.4x; if Amendment 3 passes, typical homestead tax $540 in 2028 = 2.6xCollier County: Citizens homeowners average $2,147 in force vs. median property tax $3,386 = 0.63x; at approved 2026 averages $3,328 = 0.98x; if Amendment 3 passes, typical homestead tax $2,103 in 2028 = 1.0xEscambia County: Citizens homeowners average $2,364 in force vs. median property tax $1,495 = 1.6x; at approved 2026 averages $3,244 = 2.2x; if Amendment 3 passes, typical homestead tax $656 in 2028 = 3.6x Alachua0.37xHolmes2.5xLeon0.41xDuval0.58xGlades2.4xMiami-Dade0.51xFranklin1.5xHillsborough0.60x
under 0.5x0.5-0.75x0.75-1x1-1.5x1.5-2xover 2x

Sources: Citizens Property Insurance Policies in Force by County (homeowners multi-peril) and 2026 approved rate filing; U.S. Census ACS B25103 median real estate taxes paid. The full county table is below.

In 29 of 67 Florida counties, the average premium on Citizens Property Insurance’s homeowners policies in force (April 2026) is larger than the median property tax bill homeowners actually pay; in 6 counties it is more than double. Measured against the higher averages in Citizens’ approved 2026 rate filing, the count rises to 38 counties (11 above 2x). The typical county sits at 0.89x on the in-force book and 1.1x on the approved rates. The gap is widest in the Panhandle and interior (Holmes 2.5x, Jackson 2.4x, Glades 2.4x); in the big coastal metros insurance runs 0.40x to 0.77x of the tax bill today and 0.75x to 1.00x at the approved 2026 rates; the high-value suburban and inland university counties sit lowest.

29 of 67
Counties: Citizens in-force avg > median tax paid
38 of 67
Same test at approved 2026 rate averages
6 / 11
Counties above 2x (in force / approved)
0.89x / 1.1x
Median county ratio (in force / approved)
Holmes 2.5x
Widest gap
$1,843 in force · $2,768 approved 2026
Statewide Citizens averages

How to read the two insurance columns

Citizens publishes two averages. In force is the average premium on its personal-residential multi-peril (homeowners) policies as of April 2026, 228,964 policies statewide after depopulation, from the Policies in Force by County report; it is what current Citizens homeowners pay and it is the conservative measure used for the headline. Approved 2026 is the county average in the OIR-approved rate filing effective July 1, 2026, all personal lines combined; it is higher in most counties and is the forward-looking rate level. The tax column is the Census Bureau’s median annual real estate tax paid by owner-occupied households (ACS B25103, 2020-2024), which understates today’s bills somewhat. Every ratio below is shown both ways.

The ten counties where insurance most outweighs the tax bill

CountyCitizens homeowners avg, in force (April 2026)Citizens approved 2026 avg (all personal lines)Median property tax paid (ACS)In-force ÷ taxApproved ÷ tax
Holmes$1,472$1,917$6002.5x3.2x
Jackson$1,491$1,785$6092.4x2.9x
Glades$2,812$2,911$1,1702.4x2.5x
Calhoun$1,669$1,805$7342.3x2.5x
Taylor$1,649$1,627$7502.2x2.2x
Washington$1,599$1,937$7922.0x2.4x
Okeechobee$2,802$3,100$1,4232.0x2.2x
Hamilton$1,409$1,499$8161.7x1.8x
Dixie$1,360$1,611$8131.7x2.0x
Escambia$2,364$3,244$1,4951.6x2.2x

Every one is a Panhandle, Big Bend or interior county where median home values, and therefore tax bills, are low while wind exposure keeps premiums at or above the state average. Citizens’ 2026 rate cuts were largest in North Florida (5-10%) and still leave most of these counties above two on either measure.

The big coastal metros

CountyCitizens homeowners avg, in force (April 2026)Citizens approved 2026 avg (all personal lines)Median property tax paid (ACS)In-force ÷ taxApproved ÷ tax
Monroe$4,380$6,463$4,1291.1x1.6x
Brevard$2,348$2,812$2,3111.0x1.2x
Pinellas$1,911$2,480$2,4740.77x1.0x
Lee$2,197$2,797$2,8580.77x0.98x
Sarasota$2,126$2,470$3,1060.68x0.80x
Collier$2,147$3,328$3,3860.63x0.98x
Hillsborough$1,816$2,425$3,0100.60x0.81x
Duval$1,315$1,782$2,2640.58x0.79x
Miami-Dade$1,891$3,064$3,7440.51x0.82x
Orange$1,409$2,226$2,9670.47x0.75x
Palm Beach$1,753$3,255$3,8580.45x0.84x
Broward$1,561$2,916$3,8900.40x0.75x

On today’s in-force book the big metros sit between 0.40x and 0.77x: insurance is a large fraction of the tax bill but not past it. Monroe and Brevard are the exceptions, above 1x on both measures. At the approved 2026 averages the metros range from 0.75x to 1.00x, with Pinellas, Lee, Collier at or within 5% of parity. Monroe carries the highest Citizens average in the state and stays above 1x despite the highest home values.

Where property tax still dominates

CountyCitizens homeowners avg, in force (April 2026)Citizens approved 2026 avg (all personal lines)Median property tax paid (ACS)In-force ÷ taxApproved ÷ tax
Miami-Dade$1,891$3,064$3,7440.51x0.82x
Orange$1,409$2,226$2,9670.47x0.75x
Palm Beach$1,753$3,255$3,8580.45x0.84x
Nassau$1,159$1,672$2,6990.43x0.62x
Leon$990$1,240$2,3970.41x0.52x
Broward$1,561$2,916$3,8900.40x0.75x
St. Johns$1,378$1,944$3,7210.37x0.52x
Alachua$1,020$1,201$2,7730.37x0.43x

Alachua, St. Johns, Broward, Leon, Nassau sit at the bottom (0.37x, 0.37x, 0.40x, 0.41x, 0.43x in force): higher home values and millage, and in Alachua and Leon modest wind exposure, put the tax bill at more than twice the Citizens average.

All 67 counties

CountyCitizens homeowners avg, in force (April 2026)Citizens approved 2026 avg (all personal lines)Median property tax paid (ACS)In-force ÷ taxApproved ÷ tax
Holmes$1,472$1,917$6002.5x3.2x
Jackson$1,491$1,785$6092.4x2.9x
Glades$2,812$2,911$1,1702.4x2.5x
Calhoun$1,669$1,805$7342.3x2.5x
Taylor$1,649$1,627$7502.2x2.2x
Washington$1,599$1,937$7922.0x2.4x
Okeechobee$2,802$3,100$1,4232.0x2.2x
Hamilton$1,409$1,499$8161.7x1.8x
Dixie$1,360$1,611$8131.7x2.0x
Escambia$2,364$3,244$1,4951.6x2.2x
Franklin$2,575$5,481$1,7281.5x3.2x
Hardee$1,861$2,098$1,2641.5x1.7x
Union$1,392$1,576$9801.4x1.6x
DeSoto$2,019$2,426$1,4471.4x1.7x
Hendry$2,420$3,256$1,7561.4x1.9x
Gulf$2,147$3,988$1,5781.4x2.5x
Gadsden$1,241$1,659$9271.3x1.8x
Okaloosa$2,644$3,238$2,0111.3x1.6x
Highlands$1,753$2,038$1,3531.3x1.5x
Santa Rosa$2,444$3,599$1,8911.3x1.9x
Levy$1,385$1,631$1,2011.2x1.4x
Lafayette$972$1,555$8631.1x1.8x
Putnam$1,345$1,481$1,2491.1x1.2x
Bay$1,928$2,834$1,8071.1x1.6x
Madison$1,028$1,430$9651.1x1.5x
Monroe$4,380$6,463$4,1291.1x1.6x
Suwannee$1,258$1,365$1,2131.0x1.1x
Walton$1,942$3,873$1,9021.0x2.0x
Brevard$2,348$2,812$2,3111.0x1.2x
Polk$1,931$2,144$1,9331.00x1.1x
Citrus$1,410$1,716$1,4300.99x1.2x
Gilchrist$1,209$1,370$1,3020.93x1.1x
Hernando$1,699$1,994$1,8580.91x1.1x
Bradford$1,033$1,212$1,1640.89x1.0x
Wakulla$1,456$1,804$1,6420.89x1.1x
Indian River$2,145$3,113$2,4360.88x1.3x
Charlotte$2,298$2,715$2,7850.83x0.97x
Jefferson$1,152$1,361$1,4390.80x0.95x
Liberty$922$1,115$1,1520.80x0.97x
Martin$2,580$3,668$3,3220.78x1.1x
Pinellas$1,911$2,480$2,4740.77x1.0x
Lee$2,197$2,797$2,8580.77x0.98x
Volusia$1,807$2,079$2,3950.75x0.87x
Pasco$1,659$2,033$2,2060.75x0.92x
Lake$1,756$1,976$2,4330.72x0.81x
St. Lucie$2,332$3,095$3,2410.72x0.95x
Columbia$1,009$1,271$1,4340.70x0.89x
Marion$1,263$1,535$1,8060.70x0.85x
Sarasota$2,126$2,470$3,1060.68x0.80x
Manatee$2,019$2,516$3,0470.66x0.83x
Osceola$1,735$2,248$2,7000.64x0.83x
Collier$2,147$3,328$3,3860.63x0.98x
Seminole$1,572$2,087$2,5990.60x0.80x
Hillsborough$1,816$2,425$3,0100.60x0.81x
Flagler$1,626$2,236$2,7890.58x0.80x
Duval$1,315$1,782$2,2640.58x0.79x
Sumter$1,728$1,840$3,0140.57x0.61x
Clay$1,189$1,600$2,2410.53x0.71x
Baker$836$1,058$1,6310.51x0.65x
Miami-Dade$1,891$3,064$3,7440.51x0.82x
Orange$1,409$2,226$2,9670.47x0.75x
Palm Beach$1,753$3,255$3,8580.45x0.84x
Nassau$1,159$1,672$2,6990.43x0.62x
Leon$990$1,240$2,3970.41x0.52x
Broward$1,561$2,916$3,8900.40x0.75x
St. Johns$1,378$1,944$3,7210.37x0.52x
Alachua$1,020$1,201$2,7730.37x0.43x

How the ratio has changed since 2016

Statewide, the average Citizens homeowners premium was $1,600 in May 2016 against a median property tax bill of $1,702 (0.94x). It peaked at $2,687 in May 2024 and stands at $1,843 in Apr 2026 against $2,730 (0.67x). The number of counties where Citizens cost more than the tax bill went from 6 in May 2016 to a high of 40 in May 2024 and 29 today.

$0$737$1,474$2,211$2,948May 2016May 2019Dec 2020Apr 2022May 2024Dec 2025Apr 2026Citizens premium $1,843Property tax $2,730

The average premium understates how much the price of Citizens coverage has risen, because the book changed underneath it: Citizens swelled to 1,089,159 homeowners policies in 2024 and has since shed most of them to private carriers, which took the larger homes first: the average insured value of a Citizens homeowners policy fell from $340,965 in May 2024 to $179,559 in Apr 2026. Measured per $1,000 of insured value, the rate went from $8.62 in May 2016 to $10.26 in Apr 2026, even as the average bill fell after its 2024 peak.

$7.69$8.38$9.07$9.76$10.45May 2016May 2019Dec 2020Apr 2022May 2024Dec 2025Apr 2026Rate per $1,000 $10.260.00x0.96x1.91x2.87x3.82xinsurance = taxMay 2016May 2019Dec 2020Apr 2022May 2024Dec 2025Apr 2026Florida 0.67xHolmes 2.45xEscambia 1.58xMiami-Dade 0.51xPinellas 0.77xDuval 0.58x

By county, on the same measure (the dashed line is where insurance equals tax):

County (Citizens premium ÷ median tax paid)May 2016May 2019Apr 2022May 2024Apr 2026
Holmes0.79x0.91x1.95x3.54x2.45x
Jackson1.04x1.27x2.07x2.82x2.45x
Glades0.95x1.23x1.69x1.91x2.40x
Calhoun0.83x1.15x1.93x2.53x2.27x
Taylor0.96x1.12x1.67x2.12x2.20x
Washington0.70x1.00x1.70x2.48x2.02x
Okeechobee0.71x0.94x1.40x1.86x1.97x
Hamilton0.58x0.74x1.32x2.10x1.73x
Dixie1.25x1.28x1.90x2.07x1.67x
Escambia1.07x1.06x1.72x2.03x1.58x
Franklin1.09x1.18x1.77x2.38x1.49x
Hardee0.59x0.68x1.12x1.44x1.47x
Union0.60x0.69x1.03x1.74x1.42x
DeSoto0.66x0.83x1.34x1.70x1.40x
Hendry0.97x0.97x1.53x1.75x1.38x
Gulf1.15x1.19x1.42x2.04x1.36x
Gadsden0.61x0.86x1.36x1.94x1.34x
Okaloosa0.77x0.66x1.22x1.48x1.31x
Highlands0.71x0.81x1.20x1.34x1.30x
Santa Rosa0.66x0.65x1.24x1.68x1.29x
Levy0.81x0.85x0.99x1.31x1.15x
Lafayette0.43x0.64x1.04x2.12x1.13x
Putnam0.49x0.56x0.81x1.23x1.08x
Bay0.68x0.69x1.24x1.48x1.07x
Madison0.67x0.61x0.88x1.68x1.06x
Monroe0.89x0.92x1.04x1.26x1.06x
Suwannee0.45x0.57x0.81x1.23x1.04x
Walton0.93x0.80x1.33x1.68x1.02x
Brevard0.87x0.84x0.98x1.16x1.02x
Polk0.59x0.64x1.00x1.08x1.00x
Citrus0.58x0.71x0.92x1.17x0.99x
Gilchrist0.55x0.57x0.68x1.00x0.93x
Hernando1.13x0.96x0.87x1.00x0.91x
Bradford0.59x0.62x0.88x1.32x0.89x
Wakulla0.53x0.65x0.85x1.10x0.89x
Indian River0.76x0.74x1.01x1.27x0.88x
Charlotte0.61x0.60x0.71x0.93x0.83x
Jefferson0.46x0.50x0.72x1.06x0.80x
Liberty0.63x0.53x0.89x1.31x0.80x
Martin0.61x0.65x1.01x1.19x0.78x
Pinellas0.92x0.76x0.79x1.01x0.77x
Lee0.50x0.51x0.67x0.87x0.77x
Volusia0.52x0.55x0.73x0.90x0.75x
Pasco0.93x0.76x0.79x0.91x0.75x
Lake0.36x0.41x0.55x0.74x0.72x
St. Lucie0.61x0.66x0.79x0.96x0.72x
Columbia0.38x0.41x0.68x1.05x0.70x
Marion0.41x0.44x0.66x0.87x0.70x
Sarasota0.56x0.54x0.63x0.85x0.68x
Manatee0.56x0.52x0.58x0.75x0.66x
Osceola0.38x0.48x0.66x0.80x0.64x
Collier0.51x0.50x0.72x0.96x0.63x
Seminole0.37x0.44x0.66x0.81x0.60x
Hillsborough0.74x0.62x0.66x0.81x0.60x
Flagler0.43x0.45x0.65x0.84x0.58x
Duval0.42x0.41x0.65x0.82x0.58x
Sumter0.22x0.25x0.38x0.54x0.57x
Clay0.30x0.37x0.56x0.79x0.53x
Baker0.42x0.43x0.58x0.84x0.51x
Miami-Dade0.98x1.07x1.00x0.99x0.51x
Orange0.31x0.41x0.60x0.75x0.47x
Palm Beach0.60x0.65x0.84x0.98x0.45x
Nassau0.35x0.36x0.50x0.72x0.43x
Leon0.24x0.27x0.43x0.55x0.41x
Broward0.69x0.77x0.92x0.94x0.40x
St. Johns0.29x0.28x0.40x0.56x0.37x
Alachua0.25x0.27x0.39x0.50x0.37x

Insurance: Citizens Property Insurance Corporation, Policies in Force – Detail by County reports for May 2016, May 2019, Dec 2020, Apr 2022, May 2024, Dec 2025, Apr 2026, personal residential multi-peril (before 2023 the Personal Lines and Coastal accounts are summed); premium per $1,000 is total premium ÷ total insured exposure. Tax: U.S. Census Bureau ACS five-year table B25103, median real estate taxes paid by owner-occupied households, vintages 2016, 2019, 2020, 2022, 2023, 2024 (each point uses the latest five-year estimate available at that date). Small counties carry few Citizens policies and can swing year to year.

If Amendment 3 passes: insurance becomes the bigger bill in 63 of 67 counties

Amendment 3 (CS/HJR 1F), on the November 3, 2026 ballot and requiring 60% approval, raises the homestead exemption on non-school property taxes (county, city and special districts) to $150,000 in 2027 and $250,000 in 2028. School taxes keep today’s $25,000 exemption. For a typical homestead that removes most of the non-school bill: in the median county the tax falls from about $1,858 to $819, a saving of about $1,019 a year. Insurance is not on the ballot, so the ratio above moves sharply: insurance would be the bigger bill in 51 counties in 2027 and 63 of 67 in 2028, up from 29 today. Use the Amendment 3 buttons on the map to see it county by county.

Every big metro flips:

CountyTypical homestead tax today20272028Yearly saving (2028)Citizens homeowners avgInsurance ÷ tax today2028
Polk$1,933$843$721$1,212$1,9311.00x2.68x
Brevard$2,311$1,382$1,029$1,282$2,3481.02x2.28x
Lee$2,858$1,793$1,041$1,817$2,1970.77x2.11x
Pinellas$2,474$1,165$909$1,565$1,9110.77x2.10x
Duval$2,264$1,112$906$1,358$1,3150.58x1.45x
Sarasota$3,106$2,324$1,542$1,564$2,1260.68x1.38x
Hillsborough$3,010$2,087$1,339$1,671$1,8160.60x1.36x
Miami-Dade$3,744$2,648$1,552$2,192$1,8910.51x1.22x
Palm Beach$3,858$2,636$1,446$2,412$1,7530.45x1.21x
Broward$3,890$2,554$1,380$2,510$1,5610.40x1.13x
Orange$2,967$1,945$1,246$1,721$1,4090.47x1.13x
Collier$3,386$2,745$2,103$1,283$2,1470.63x1.02x

Property tax would still be the bigger bill in only 4 counties in 2028: Nassau, Leon, St. Johns, Alachua. These are counties with high assessed values or school millage, where the remaining school tax still tops the average Citizens premium.

All 67 counties under Amendment 3
CountyTypical homestead tax today20272028Yearly saving (2028)Citizens homeowners avgInsurance ÷ tax today2028
Glades$1,170$551$551$619$2,8122.40x5.10x
Holmes$600$298$298$302$1,4722.45x4.95x
Jackson$609$345$345$264$1,4912.45x4.33x
Calhoun$734$395$395$339$1,6692.27x4.22x
Taylor$750$404$404$346$1,6492.20x4.08x
Okeechobee$1,423$691$691$732$2,8021.97x4.05x
Washington$792$426$426$366$1,5992.02x3.75x
Escambia$1,495$656$656$839$2,3641.58x3.60x
Franklin$1,728$721$721$1,007$2,5751.49x3.57x
Dixie$813$402$402$411$1,3601.67x3.39x
DeSoto$1,447$598$598$849$2,0191.40x3.37x
Gulf$1,578$648$648$930$2,1471.36x3.31x
Hamilton$816$431$431$385$1,4091.73x3.27x
Hardee$1,264$585$585$679$1,8611.47x3.18x
Union$980$471$471$509$1,3921.42x2.96x
Hendry$1,756$829$819$937$2,4201.38x2.95x
Okaloosa$2,011$1,264$924$1,087$2,6441.31x2.86x
Santa Rosa$1,891$1,148$872$1,019$2,4441.29x2.80x
Highlands$1,353$626$626$727$1,7531.30x2.80x
Gadsden$927$463$463$464$1,2411.34x2.68x
Polk$1,933$843$721$1,212$1,9311.00x2.68x
Levy$1,201$540$540$661$1,3851.15x2.57x
Volusia$2,395$1,001$754$1,641$1,8070.75x2.40x
Bay$1,807$1,095$834$973$1,9281.07x2.31x
Brevard$2,311$1,382$1,029$1,282$2,3481.02x2.28x
Walton$1,902$1,336$859$1,043$1,9421.02x2.26x
Hernando$1,858$754$754$1,104$1,6990.91x2.25x
St. Lucie$3,241$1,606$1,038$2,203$2,3320.72x2.25x
Putnam$1,249$610$610$639$1,3451.08x2.21x
Suwannee$1,213$577$577$636$1,2581.04x2.18x
Lafayette$863$454$454$409$9721.13x2.14x
Lee$2,858$1,793$1,041$1,817$2,1970.77x2.11x
Pinellas$2,474$1,165$909$1,565$1,9110.77x2.10x
Madison$965$496$496$469$1,0281.07x2.07x
Citrus$1,430$691$691$739$1,4100.99x2.04x
Gilchrist$1,302$612$612$690$1,2090.93x1.98x
Charlotte$2,785$1,743$1,170$1,615$2,2980.83x1.96x
Bradford$1,164$538$538$626$1,0330.89x1.92x
Indian River$2,436$1,541$1,118$1,318$2,1450.88x1.92x
Wakulla$1,642$817$776$866$1,4560.89x1.88x
Pasco$2,206$1,218$953$1,253$1,6590.75x1.74x
Liberty$1,152$542$542$610$9220.80x1.70x
Martin$3,322$2,425$1,528$1,794$2,5800.78x1.69x
Jefferson$1,439$687$687$752$1,1520.80x1.68x
Lake$2,433$1,418$1,049$1,384$1,7560.72x1.67x
Manatee$3,047$1,968$1,247$1,800$2,0190.66x1.62x
Duval$2,264$1,112$906$1,358$1,3150.58x1.45x
Columbia$1,434$696$696$738$1,0090.70x1.45x
Osceola$2,700$1,817$1,227$1,473$1,7350.64x1.41x
Monroe$4,129$3,617$3,106$1,023$4,3801.06x1.41x
Sarasota$3,106$2,324$1,542$1,564$2,1260.68x1.38x
Hillsborough$3,010$2,087$1,339$1,671$1,8160.60x1.36x
Seminole$2,599$1,719$1,185$1,414$1,5720.60x1.33x
Flagler$2,789$1,939$1,260$1,529$1,6260.58x1.29x
Miami-Dade$3,744$2,648$1,552$2,192$1,8910.51x1.22x
Palm Beach$3,858$2,636$1,446$2,412$1,7530.45x1.21x
Marion$1,806$1,253$1,054$752$1,2630.70x1.20x
Clay$2,241$1,363$1,025$1,216$1,1890.53x1.16x
Broward$3,890$2,554$1,380$2,510$1,5610.40x1.13x
Orange$2,967$1,945$1,246$1,721$1,4090.47x1.13x
Sumter$3,014$2,302$1,589$1,425$1,7280.57x1.09x
Baker$1,631$779$779$852$8360.51x1.07x
Collier$3,386$2,745$2,103$1,283$2,1470.63x1.02x
Leon$2,397$1,516$1,100$1,297$9900.41x0.90x
Nassau$2,699$2,006$1,374$1,325$1,1590.43x0.84x
Alachua$2,773$1,837$1,308$1,465$1,0200.37x0.78x
St. Johns$3,721$2,994$2,267$1,454$1,3780.37x0.61x

How this is estimated: for each county we solve for the assessed value that produces the Census median tax bill under today’s exemptions and the county’s typical 2025-26 school and non-school millage, then re-tax that value under the 2027 and 2028 rules, holding the Citizens premium at today’s level. Actual bills vary with city and special-district millage and each home’s Save Our Homes assessed value; run yours in the Amendment 3 calculator, and see what each county loses. Momentum Realty takes no position on the amendment.

Common questions

Does this include flood insurance?
No. The insurance figures are Citizens homeowners (multi-peril) policies, which cover wind and hurricane, fire, theft and liability. Flood is never part of a Florida homeowners policy; it is bought separately through FEMA’s National Flood Insurance Program or a private flood insurer. Owners who carry flood coverage pay more on the insurance side than this comparison shows, so the finding is conservative.
Why are there two insurance numbers?
Because Citizens publishes two different averages and they measure different books. The first is the average premium on Citizens’ personal-residential multi-peril (homeowners) policies actually in force in April 2026, from its Policies in Force by County report: 228,964 policies statewide after two years of depopulation, averaging about $1,843. The second is the average in Citizens’ OIR-approved 2026 rate filing, all personal lines combined (782,189 policies at filing, statewide average $2,943 falling to $2,768). The in-force figure is what today’s Citizens homeowners pay; the filing figure is the rate level regulators approved for July 1, 2026. This page leads with the lower, in-force number and shows both.
Is this comparing like with like?
Not perfectly, and the page says so. The insurance side is Citizens, the state-backed insurer of last resort, whose book skews toward older, coastal and harder-to-insure homes; a newer inland home with a private carrier can pay less. The tax side is the Census Bureau’s median annual real estate tax paid by owner-occupied households (ACS table B25103, 2020-2024 five-year estimate), which reflects Save Our Homes caps on long-time owners and is a few years old, so today’s tax bills run somewhat higher than the figure used here. Both distortions push in known directions: the insurance side is a high-side benchmark for a typical home, the tax side a low-side one. A new buyer’s tax bill resets to purchase price and is higher still; see the county property tax calculators.
Why is the Panhandle so far out of line?
Two things stack. Home values, and therefore tax bills, are low: the median owner in Holmes, Jackson, Calhoun or Washington County pays under $900 a year in property tax. Wind exposure keeps insurance premiums at or above the state average. So insurance becomes the dominant carrying cost, and Citizens’ 2026 rate cuts (5-10% across most of North Florida) barely move the ratio.
Where does property tax still dominate?
Inland university and government counties and high-value suburban counties: Alachua, St. Johns, Broward, Leon, Nassau all sit between 0.37x and 0.43x on the in-force measure. Higher home values and tax bills plus lower wind risk flip the ratio.
What does Amendment 3 do to this picture?
It widens it. Amendment 3 (CS/HJR 1F), on the November 3, 2026 ballot and requiring 60% approval, raises the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028; school taxes keep the $25,000 exemption. Our estimate: the typical homestead tax bill roughly halves, and a Citizens homeowners policy would cost more than the typical homestead tax bill in most Florida counties by 2028 (see the Amendment 3 section above). Momentum Realty takes no position on the amendment.
How do I lower the insurance side?
A wind-mitigation inspection documenting roof shape, roof-to-wall attachment, opening protection and a post-2002 roof deck typically cuts the wind portion of a premium by 15-40%; a newer roof, a deliberately chosen hurricane deductible and shopping the Citizens quote against two private quotes at every renewal do the rest. City-level estimates are on the home insurance cost pages.

Method and sources. Homeowners coverage only; flood insurance is a separate policy and is not included. Insurance, in force: Citizens Property Insurance Corporation, Policies in Force – Detail by County, personal residential multi-peril, April 2026 (total premium ÷ policies, per county). Insurance, approved 2026: Citizens “2026 Approved Rate Changes by County” (Florida Office of Insurance Regulation, all personal lines combined, effective July 1, 2026 for new business and at renewal). Property tax: U.S.

Census Bureau, American Community Survey 2020-2024 five-year estimate, table B25103, median real estate taxes paid by owner-occupied households, by county. Typical home value: Zillow Home Value Index by county. Citizens policyholders and all owner-occupied households are different populations; the two figures are compared as the two largest non-mortgage carrying costs a typical existing homeowner sees and are not a quote or a bill for any specific home.

Free to cite with attribution to Momentum Realty and a link to this page. Data questions: jon@movewithmomentum.com. Updated 2026-09-26.