When Are Property Taxes Due in Florida? (2026)

Florida property taxes are due March 31 each year, but paying early earns a discount: bills go out on or about November 1 for the year just ending, and you save 4% by paying in November, 3% in December, 2% in January and 1% in February. Taxes are delinquent on April 1, interest starts accruing, and a tax certificate is sold against the parcel by June 1 if the bill is still unpaid. Homeowners who prefer four smaller payments can enroll in the quarterly installment plan by April 30 for the following tax year.

The Florida property tax calendar

Date	What happens	Statute
Around August	TRIM notice (Truth in Millage) arrives from the property appraiser showing the proposed assessed value, exemptions and each taxing authority's proposed rate; this is the window to appeal the value or attend the budget hearings	Fla. Stat. 200.069
September	Taxing authorities adopt final millage; the 25-day window to petition the Value Adjustment Board closes 25 days after the TRIM mailing	194.011
On or about November 1	Tax bills mailed by the county tax collector for the calendar year	197.322
November	4% discount for payment received (or postmarked) in November	197.162
December	3% discount
January	2% discount
February	1% discount
March 31	Gross amount due, no discount	197.333
April 1	Delinquent; 3% minimum interest and advertising costs are added; the delinquent list is published	197.333, 197.402
On or before June 1	Tax certificate sold at auction to the lowest-interest bidder; the owner redeems by paying the certificate plus interest, with a 5% minimum	197.432, 197.472
Two years after April 1 of the certificate year	Certificate holder may apply for a tax deed; the property can be sold at a clerk's auction	197.502

Discounts, worked

On a $6,000 bill: pay in November and it is $5,760; December $5,820; January $5,880; February $5,940; March $6,000. The November discount alone is worth more than most savings accounts pay on the money in the same four months, which is why lenders that escrow pay in November.

The quarterly installment plan

For homeowners who would rather budget four payments, the tax collector's installment plan spreads the bill across the year at a slightly smaller total discount. Apply by April 30 for the following tax year; once enrolled it renews.

Installment	Due	Amount
1st	June 30 (discount 6%)	One quarter of the prior year's tax
2nd	September 30 (discount 4.5%)	One quarter of the prior year's tax
3rd	December 31 (discount 3%)	One quarter of the current year's tax, adjusted
4th	March 31 (no discount)	The balance

New owners: the two dates that cost the most

March 1 is the homestead exemption filing deadline for the year (file the first year you own and occupy as of January 1); missing it means a full year without the $50,000 exemption and without the Save Our Homes cap. And the January 1 after purchase is when the assessed value resets to market, which is the property tax reset that makes a buyer's first bill higher than the seller's. County rates and a first-year calculator are here.

Questions people ask

When are Florida property taxes due?

March 31 of the year after the tax year, with a 4% discount for paying in November, 3% in December, 2% in January and 1% in February. Bills are mailed around November 1 and become delinquent April 1.

What happens if I pay Florida property taxes late?

On April 1 the taxes are delinquent, a 3% minimum interest charge and advertising costs are added, and by June 1 the tax collector sells a tax certificate on the parcel to an investor. You can redeem by paying the certificate plus interest (5% minimum), and after two years the certificate holder can apply for a tax deed sale.

Are Florida property taxes paid in advance or in arrears?

In arrears: the bill mailed in November covers January through December of that same year, and it is paid between November and March 31 of the following year. At closing the seller credits the buyer for the days of the year they owned the home.

Can I pay Florida property taxes quarterly?

Yes, through the installment plan: apply to your county tax collector by April 30 for the following tax year. Payments fall due June 30, September 30, December 31 and March 31, with discounts of 6%, 4.5%, 3% and none respectively.

Does my mortgage lender pay my Florida property taxes?

If you escrow, the servicer pays from your escrow account, typically in November to capture the 4% discount. Confirm the payment posted; the tax collector's site shows paid status by parcel.

Why is my first Florida tax bill higher than the seller's?

The seller's assessed value was capped by Save Our Homes; yours resets to market value the January after you buy, and the homestead exemption only applies once you file it (by March 1). Our county pages calculate the first-year bill at your purchase price.