Central Florida Property Tax Guide 2025

Property taxes in Central Florida fund your schools, roads, and emergency services through annual bills calculated by multiplying your property's value by local millage rates—and while Florida's average rate of 0.82% sits below the national average, the actual amount you pay depends heavily on your county, city, and which exemptions you claim. Moving here from a state with different tax structures or buying your first Florida home means navigating assessment caps, homestead protections, and payment schedules that can save you thousands if you know how they work.

This guide walks you through how Central Florida counties calculate your bill, which exemptions reduce your taxable value, when to pay for maximum discounts, and how to challenge assessments that seem too high.

Understanding Property Taxes in Central Florida

Property taxes in Central Florida work differently than you might expect if you're moving from another state. Local governments—counties, cities, and school districts—calculate your annual bill by multiplying your property's taxable value by the millage rate, which is expressed as dollars per $1,000 of value. The state average sits at 0.82%, lower than the national average of 0.99%, and the money funds schools, roads, emergency services, libraries, and parks throughout your community.

What Is The Property Tax In Florida

Florida does charge property taxes, even though the state has no income tax. Every property owner pays an annual bill based on their property's assessed value and the combined millage rates from various local taxing authorities. The confusion comes from Florida's reputation as a tax-friendly state, which refers to the absence of state income tax rather than property tax relief.

Who Sets Millage Rates And Where The Money Goes

Your county commission, city council, and school board each set their own millage rates every year to fund their budgets. One mill equals $1 for every $1,000 of taxable value. Your total bill combines these separate rates into one payment:

• School districts take the largest share, funding teacher salaries, classroom resources, and building maintenance

• County services cover roads, sheriff departments, emergency response, and county parks

• City services pay for municipal police and fire departments, local parks, and water systems

Each taxing authority holds public hearings before finalizing rates, and you can attend to voice concerns about proposed increases.

How The 2025 Assessment Process Works

The property tax calendar follows the same pattern every year, starting with valuation in January and ending with payment deadlines the following spring. Knowing this timeline helps you plan for deadlines and catch errors early.

January 1 Valuation Date

County appraisers value your property based on its condition and market value on January 1, 2025. Any changes after that date—renovations, damage, or improvements—won't affect your 2025 taxes. If you remodel your bathroom in April, that work won't increase your bill until 2026.

TRIM Notice Timeline And Deadlines

You'll receive a Truth in Millage notice in August showing your property's assessed value, proposed millage rates, and estimated tax bill. The notice also lists dates for public hearings where local governments finalize their budgets. You can attend these meetings to speak during public comment periods, and the notice explains how to challenge your assessment if the value seems too high.

Market Value Vs Assessed Vs Taxable

Market value is what your property would sell for today based on recent comparable sales. Assessed value is the official number from the property appraiser, which can't increase more than 3% annually if you have homestead protection through Save Our Homes. Taxable value is your assessed value minus any exemptions you've claimed—this final number determines your actual tax bill.

Central Florida Property Tax Rates By County

Your location determines your millage rate, and the difference between counties can amount to hundreds or thousands of dollars annually. Properties inside city limits pay higher rates than those in unincorporated areas because you're paying for both county and city services.

CountyAverage Effective RateMedian Annual TaxOrange0.62%$2,461Seminole0.53%$2,148Osceola0.56%$1,982Lake0.59%$1,899Polk0.52%$1,398Volusia0.57%$1,785

Orange County

Orange County rates reflect the costs of serving the region's largest population, with Orlando and surrounding cities adding their own millage on top of county and school district charges. Properties in unincorporated areas typically see rates 2-4 mills lower than those within city limits. Tourist Development Tax districts near theme parks sometimes add small assessments for infrastructure improvements.

Seminole County

Seminole County maintains moderate rates while funding highly-rated schools and services. The county's efficient government structure and strong commercial tax base help keep residential rates competitive compared to neighboring areas.

Osceola County

Osceola County balances the needs of rapidly growing residential neighborhoods with tourist-oriented commercial development. Properties in Kissimmee and St. Cloud pay municipal millage in addition to county and school rates, while unincorporated areas pay only the county and school portions.

Lake County

Lake County rates vary more than most Central Florida counties because of the mix of rural farmland, suburban communities, and lakefront properties. Cities like Clermont, Leesburg, and Mount Dora each set their own municipal millage, creating different total rates depending on your address.

Polk County

Polk County consistently offers Central Florida's lowest property tax rates, benefiting from a diverse economy that includes agriculture, phosphate mining, and distribution centers. The lower cost of living extends to property taxes, though residents often face longer commutes to Orlando or Tampa for work.

Volusia County

Volusia County rates reflect its position as a coastal county with both beach communities and inland suburbs. Properties in Daytona Beach, DeLand, and other municipalities pay city millage on top of county and school rates, while unincorporated areas see lower total bills.

What Determines Your Taxable Value

County property appraisers evaluate every property annually using market data, property characteristics, and recent sales activity. The appraiser's office uses mass appraisal techniques that analyze thousands of properties at once, grouping similar homes and applying valuation models based on location, size, age, and condition.

Recent Sales And Appraisal Factors

Property appraisers primarily look at actual sale prices of comparable properties in your neighborhood from the previous year. They adjust for differences in size, features, and condition to establish your property's market value. Appraisers typically conduct physical inspections only when building permits indicate significant changes or when property characteristics don't match their records.

Most annual valuations rely on market trend analysis and previous assessment data rather than new inspections. The appraiser considers school zones, proximity to amenities, neighborhood desirability, and access to major roads when determining value.

Impact Of Renovations Or New Construction

Any improvement requiring a building permit—room additions, pool installations, major kitchen remodels—triggers a reassessment that can push your property's value beyond the Save Our Homes cap. The county captures improvements through permit records, and the added value appears in your assessment the following January 1. Minor cosmetic updates like painting or landscaping typically don't affect your assessed value because they don't require permits and aren't visible from the street.

Key Exemptions And Caps Homeowners Can Claim

Florida offers several protections that can significantly reduce your property tax burden, but you have to apply for most exemptions—they're not automatic. Filing the right paperwork can save you thousands of dollars every year.

Homestead Exemption And Save Our Homes Cap

The Homestead Exemption reduces your property's taxable value by up to $50,000 if the property is your permanent residence as of January 1. The first $25,000 applies to all property taxes, while the second $25,000 only applies to non-school taxes. Most homeowners save $750-$1,000 annually from the exemption alone.

The Save Our Homes cap that comes with homestead status is even more valuable. This cap limits your assessed value increase to 3% or the Consumer Price Index change—whichever is lower—regardless of how much your property's market value rises. You apply for homestead exemption by March 1 of the year you want it to take effect, and you can only homestead one property in Florida. The application requires proof of Florida residency including a Florida driver's license, vehicle registration, and voter registration at the property address.

Portability Rules When You Move

Portability lets you transfer up to $500,000 of your accumulated Save Our Homes benefit when you sell your homesteaded property and buy a new Florida primary residence. You have three years from the date you abandon your previous homestead to establish a new one and transfer the benefit.

The transferred amount gets prorated based on the relative values of your old and new properties. If you move from a $300,000 home to a $600,000 home, your benefit transfers at a reduced percentage. Filing for portability requires submitting an application to your new county's property appraiser by March 1, along with documentation proving you owned and homesteaded your previous property.

Senior And Veteran Discounts

Florida residents 65 or older may qualify for an additional homestead exemption of up to $50,000 if their household income falls below county-set limits, typically $30,000-$35,000 in adjusted gross income. Veterans with service-connected disabilities rated at 10% or higher receive partial exemptions, while those with 100% permanent disability or who use wheelchairs receive total property tax exemption.

Combat-disabled veterans deployed to combat zones also qualify for additional exemptions, and surviving spouses of military members or first responders killed in the line of duty may receive full exemptions. Each exemption requires separate applications with supporting documentation, and income limits and benefit amounts vary by county.

Non-Homestead Ten Percent Cap

Investment properties, second homes, and commercial properties that don't qualify for homestead protection still receive some assessment protection through the 10% cap. This cap limits annual assessed value increases to 10% regardless of market value changes. While less generous than the homestead cap, this protection prevents dramatic tax increases during rapid appreciation periods.

Estimating Your 2025 Bill And Budgeting Ahead

Calculating your expected property tax bill helps you budget accurately and avoid surprises when your November tax bill arrives. The formula is straightforward once you understand the components.

Quick Formula To Calculate Your Taxes

Take your property's taxable value, multiply by the total millage rate for your area, then divide by 1,000. For example, a homesteaded property with a $300,000 assessed value receives a $50,000 exemption for a $250,000 taxable value. Multiply $250,000 by 20 mills (a typical Central Florida rate), then divide by 1,000 to get $5,000 in annual property taxes.

You can find your property's current assessed value and millage rates on your county property appraiser's website. Most counties offer online calculators that do the math for you.

Should You Escrow With Your Lender

Most mortgage lenders require escrow accounts for property taxes and insurance if your down payment is less than 20%. The lender collects monthly installments and pays the bills on your behalf when due. Even if escrow is optional, it offers both advantages and disadvantages:

• Automatic payments eliminate the risk of missing deadlines

• Monthly budgeting is easier than saving for a large annual bill

• Interest earnings on money saved throughout the year go to you, not your lender

• Early-pay discounts up to 4% reduce your total bill when you pay directly

If you choose to pay directly rather than escrow, set aside one-twelfth of your annual tax bill each month to avoid scrambling for funds when November arrives.

Paying Your Florida Property Taxes On Time

Tax bills arrive by mail from your county tax collector in November, with payment due by March 31 of the following year. Taking advantage of early-pay discounts can save you significant money, while missing the deadline triggers penalties and interest that add up quickly.

Early-Payment Discounts

Florida law allows tax collectors to offer discounts for early payment. Most Central Florida counties follow this schedule: 4% discount in November, 3% in December, 2% in January, 1% in February, and no discount from March 1-31. On a $5,000 tax bill, paying in November saves you $200—essentially a risk-free return on money you owe anyway.

Online Mail And In-Person Options

Every Central Florida county accepts online payments through their tax collector's website, typically charging a small convenience fee for credit cards but offering free e-check payments from your bank account. You can also mail checks (postmarked by March 31 to avoid penalties) or pay in person at the tax collector's office. Most counties now offer payment plan options for those who can't pay the full amount by March, though interest accrues on the outstanding balance.

Penalties For Late Payment

Taxes unpaid by April 1 incur a 3% penalty immediately, followed by 1.5% interest per month on the unpaid balance. After about two months of delinquency, the county can sell a tax certificate on your property to an investor who pays your taxes and then collects the debt from you with 18% annual interest. If taxes remain unpaid for two years after certificate sale, the certificate holder can foreclose on your property through a tax deed sale.

Contact Allison Day to discuss how property taxes factor into your home buying budget and to explore neighborhoods that align with your financial goals.

How To Appeal An Assessment Or Correct Errors

If you believe your property's assessed value is too high compared to similar homes or doesn't reflect your property's actual condition, you have the right to challenge it. The appeal process offers two levels of review, starting with an informal discussion and escalating to a formal hearing if necessary.

Informal Meeting With Property Appraiser

Contact your county property appraiser's office as soon as you receive your TRIM notice in August to request an informal review. Bring evidence supporting a lower value, such as recent appraisals, comparable sales of similar properties that sold for less, or documentation of property damage. Many assessment disputes get resolved at this level when property owners present compelling evidence.

Value Adjustment Board Petition

If the informal meeting doesn't resolve your concerns, you can file a petition with your county's Value Adjustment Board by the deadline printed on your TRIM notice, typically late September. The VAB is an independent board that holds formal hearings where you present evidence and the property appraiser defends their assessment. You can represent yourself or hire a property tax consultant or attorney to argue your case.

Evidence That Strengthens Your Case

Successful appeals rely on objective evidence that your property's assessed value exceeds its actual market value. A professional appraisal conducted within the past year carries significant weight, especially if performed by a state-certified appraiser. Documentation of at least three similar properties in your neighborhood that sold for less than your assessed value, adjusted for differences in size and features, also helps your case.

Photographs and contractor estimates documenting damage, needed repairs, or adverse conditions like drainage problems or foundation issues provide concrete evidence. Emotional arguments about your inability to pay or disagreements with how tax money gets spent don't persuade VAB members—stick to factual evidence about property value.

Tax Tips For Investors And Second-Home Owners

Non-homestead properties face different tax considerations than primary residences, requiring careful planning to manage costs and maximize investment returns.

LLC Vs Personal Ownership

Holding investment properties in an LLC provides liability protection but prevents you from claiming homestead exemption even if you later decide to move into the property. LLCs also can't claim portability benefits, and some counties scrutinize LLC-owned properties more carefully during assessments. Personal ownership offers more flexibility and access to exemptions but exposes your personal assets to liability from tenant issues or accidents.

Planning For Vacancy And Cash Flow

Budget for the full property tax amount without assuming rental income will cover it—vacancies happen, and you remain responsible for taxes regardless of occupancy. The 10% assessment cap provides some predictability, but rapidly appreciating areas can still see significant tax increases over time. Set aside at least 15% of rental income for property taxes, and review your county's millage rate trends to anticipate future increases.

Next Steps With A Local Expert You Can Trust

Property taxes represent just one component of homeownership costs in Central Florida, but understanding them helps you make informed decisions about where to buy and how to budget. Contact Allison Day to start your home buying or selling journey with a trusted professional who understands Central Florida's property tax landscape and can guide you toward communities that align with your financial goals.

FAQs About Central Florida Property Taxes

At what age do seniors stop paying property taxes in Florida?

Seniors never completely stop paying property taxes in Florida, but those 65 or older may qualify for additional exemptions that significantly reduce their tax burden if their household income falls below county-set limits. The exemptions can reduce taxable value by up to $50,000, and disabled veterans may qualify for even larger reductions or total exemptions.

Which county in Florida has the highest property taxes?

Miami-Dade County typically has among the highest property tax rates in Florida, with effective rates around 1.02%. Central Florida counties generally maintain more moderate rates between 0.52% and 0.62%, with Orange County tending toward the higher end due to municipal millage in Orlando and surrounding cities.

How do I reduce my property taxes in Florida?

You can reduce property taxes by applying for all eligible exemptions—homestead, senior, veteran, or disability—and appealing overassessments with evidence of lower property values. Taking advantage of early-pay discounts also reduces your total payment, though it doesn't change your assessed value.

What part of Florida has low property taxes?

Rural counties in North and Central Florida often have the lowest property tax rates. Polk County in Central Florida offers rates around 0.52% compared to the state average of 0.82%. Within any county, properties in unincorporated areas typically face lower total millage than those within city limits because they don't pay municipal taxes.