Florida Tax Calculator · Updated Q2 2026

Save Our Homes Tax Estimator.

Calculate your real year-1 Florida property tax bill at purchase. Save Our Homes resets at sale, so the seller's bill is almost never what you'll pay. Honest projection for 7 NE Florida counties.

Your inputs
Your home's purchase price (not the seller's assessed value).
County determines the millage rate. Effective rates range from 0.93% (St. Johns) to 1.30% (parts of Duval).
Homestead reduces assessed value by $50,000 and activates Save Our Homes 3% cap. Required filing by March 1 of the year following purchase.
Enter to see the "tax shock" — how much more you'll pay than the seller did. Find this on the property's tax record or MLS listing.
Your estimated Year-1 tax bill
$4,720
Approximately $393/month in property tax. Effective rate of 1.18% on your purchase price.
Tax shock vs seller's bill
+$1,820/year
Your year-1 bill is 62% higher than the seller's. This is the Save Our Homes reset in action.
10-year projection (with Save Our Homes 3% cap)
YearAssessed ValueAnnual TaxMonthly

What this calculator does.

The calculator uses 2025 county-by-county effective tax rates for NE Florida and applies them to your purchase price (the new assessed value once you take ownership). If you file homestead exemption, the calculator applies the $50,000 reduction in assessed value before computing tax. The 10-year projection then applies the Save Our Homes 3% annual cap on assessment growth, simulating what your tax bill looks like as you accumulate cap protection over time.

The seller's bill is shown for shock-factor comparison only. It is not what you will pay. Save Our Homes protection is reset at ownership transfer — the seller's accumulated assessment cap is wiped clean, and your tax starts fresh at full market value.

Why this matters at purchase.

Most Florida buyers reference the seller's current tax bill when estimating their carrying costs. This is one of the most common Florida buying mistakes. A 15-year Mandarin homeowner with a $400K market / $250K assessed home pays roughly $2,950 per year in property tax. The new buyer of that same home pays approximately $4,720 per year — a $1,770 difference, or $147 per month. On a 30-year mortgage at current rates, an extra $147/month adds approximately $52,000 of total interest cost.

Insurance, HOA, and CDD assessments are also typically higher for new buyers than for long-tenured owners. The honest total carrying cost analysis for a new Florida home purchase requires using your own projected numbers, not the seller's historical bills.

What this calculator doesn't include.

Five things to layer on top of this estimate. CDD assessments in master-planned communities (Nocatee, SilverLeaf, Wildlight, eTown) typically add $1,200-$2,400 per year on top of property tax. HOA dues vary widely by community ($60-$500+ per month). City overlays in incorporated areas add additional millage in some Jacksonville submarkets. Special districts for some neighborhoods (lighting, drainage, downtown improvement). Additional exemptions for qualifying buyers (veterans, seniors, widow/widower, low-income) can reduce the calculated bill further if applicable.

For a precise tax estimate including all jurisdiction-specific overlays, contact your county property appraiser's office with your purchase price. Many offer free estimation tools online.

Common questions.

Why is my Florida property tax higher than the seller's?
Save Our Homes caps annual increases in assessed value at 3% for homesteaded properties. When a Florida home sells, the cap resets and the new owner pays tax based on full market value (purchase price). The seller may have owned the home for years with assessed value far below market — their tax bill reflects that protection. Your year-1 bill is typically 30-60% higher because it resets at your purchase price.
How accurate is this Florida tax estimator?
The estimator uses 2025 county-wide effective rates and assumes you'll file homestead exemption. Actual bills can vary 5-10% based on specific jurisdiction overlays (city, special districts, school district variations within a county). For a precise number, contact your county property appraiser's office and request a tax estimate based on your purchase price. Most appraisers offer free estimation tools.
Do I get homestead exemption automatically?
No. You must file a homestead exemption application with your county property appraiser by March 1 of the year following your purchase. Without filing, you pay tax on full assessed value without the $50,000 exemption and without Save Our Homes cap protection. This is the single most common Florida buyer mistake — the exemption is not automatic.
Does Save Our Homes transfer to the new buyer?
No. The Save Our Homes assessment cap protection stays with the prior homeowner, not the property. When you buy a Florida home, the seller's accumulated cap protection is wiped clean and your assessed value starts at full market value (your purchase price). This is true regardless of how long the seller owned the home or how much accumulated SOH benefit they had.
What is the difference between assessed value and market value?
Market value is what the home is worth on the open market — typically your purchase price for a new buyer. Assessed value is the value the county property appraiser uses to calculate property tax. For homesteaded properties, the assessed value can fall below market value over time due to Save Our Homes cap. For new buyers, assessed value generally equals market value (purchase price) until cap protection accumulates over multiple years of ownership.

Disclaimer: This calculator provides estimates based on 2025 county-wide millage data and assumed homestead exemption filing. Actual tax bills can vary based on specific jurisdiction overlays, additional exemptions, and changes in millage rates. For tax planning decisions, consult a licensed Florida tax professional or your county property appraiser. Momentum Realty is not a tax advisor and does not provide tax advice.

Want a tax estimate for a specific property?

Talk to Jon or Brittany — we can pull recent comparable tax bills, estimate your carrying cost, or just answer questions about how Save Our Homes affects your purchase.

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