Calculate your real year-1 Florida property tax at purchase for any of the state's 67 counties, then see how much you would save if Governor DeSantis's proposed $250,000 homestead exemption passes. Save Our Homes resets at sale, so the seller's bill is rarely what you will pay.
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Governor Ron DeSantis announced a plan on May 27, 2026 called Save Our Homes from Excessive Property Taxes. The first step raises the homestead exemption from $50,000 to $250,000. That larger exemption applies to every property tax levy except school district taxes, so the first $250,000 of a homesteaded value would no longer be taxed by the county, the city, or most special districts. School taxes stay in place, which is why the estimator above still shows a bill rather than zero.
The state frames this as the opening move toward removing non-school property tax on primary homes entirely. DeSantis has said a $250,000 exemption would let roughly 60% of Florida homesteads pay nothing in non-school property tax, and that lifting it to $500,000 later would push that figure to about 92%. The plan describes a schedule that keeps raising the exemption over time until the non-school portion is gone for homesteaded owners.
The exemption only touches the non-school millage. In Duval County the 2025 total rate is about 17.86 mills, and roughly 6.34 of those mills fund schools. The proposal would wipe out the non-school mills on your first $250,000 of value while leaving the school mills in place. A $400,000 homesteaded home in Duval drops from about $6,411 to about $4,107, a savings near $2,304 a year. Enter your own price and county in the calculator to see your number.
Two things stay on your bill no matter what passes. School taxes continue, and so do non-ad-valorem assessments like CDD bonds, fire fees, and stormwater charges, which are billed separately from millage. A new buyer in a master-planned community still budgets for those.
Budgeting CDD too? Use the CDD & carrying cost calculator to combine tax, CDD, and HOA into one monthly number.
This is a constitutional amendment on the November 2026 ballot, not current law. The Legislature passed it as CS/HJR 1F on June 2, 2026, by 75-26 in the House and 30-9 in the Senate. If 60% of voters approve it, the exemption phases in at $150,000 for the 2027 tax roll and $250,000 for 2028. Run both phases for any county in the Florida amendment calculator.
New Florida residents face a hard date. Establish primary residency on or before December 31, 2026 and you qualify for the expanded exemption when it takes effect. Move after that and you wait five years for the full $250,000, which keeps the biggest benefit with established homesteaders. The final amendment also lowers the assessment cap on non-homestead property from 10% to 5% starting in 2027.
Counties and cities raise most of their operating money from property tax, so a large exemption changes the math for local budgets. The Florida Association of Counties has opposed the broader elimination effort and warns about the revenue loss to services. The DeSantis plan includes a clause protecting public-safety funding, stating that money for law enforcement, firefighters, and first responders would not fall below 2024 and 2025 levels. How the rest of the gap gets covered, whether through state backfill, spending cuts, or other revenue, is the open question lawmakers are debating.
For a buyer, the practical move is straightforward. Price your home on today's real tax bill, the year-1 number the calculator shows, and treat any DeSantis savings as upside that may or may not arrive. If it passes, your carrying cost drops. If it stalls, you already planned for the honest number.
The calculator uses 2025 county millage rates for all 67 Florida counties, split into school and non-school portions, and applies them to your purchase price, which becomes your new assessed value once you take ownership. Northeast Florida counties use rates verified against county property appraisers. The other 60 counties use Florida TaxWatch county average millage, so treat those as close estimates rather than exact figures. For a homesteaded primary residence the tool applies the standard $50,000 homestead exemption, with $25,000 of that also lowering school taxes, before computing tax. The 10-year projection then applies the Save Our Homes 3% annual cap on assessment growth for homesteaded owners. Total millage varies by municipality, CDD, and special district, so this is a close estimate, not a quote for a specific address.
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.
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.
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.
This calculator covers all 67 Florida counties. These pages break down the rate, a worked year-1 bill, and the proposed DeSantis $250K savings for the state's largest metro markets. See the full Florida property tax hub.
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.
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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