Guide · Florida property tax
How to estimate a Florida property's tax from the county roll
Multiply the parcel's taxable value by its tax district's millage and divide by 1,000, doing school taxes and all other taxes apart, because each has its own taxable value. Then add any flat assessments for things like trash or fire service. The real bill comes from the county tax collector in November; anything worked out from the roll is an estimate.
Step 1: take the two taxable values
A Florida parcel has one just value and two taxable values. School taxes apply to the school taxable value; county, city and district taxes apply to the non-school one. They differ because some rules touch only non-school taxes. On a homestead, $25,000 comes off the school value but $51,411 comes off the non-school value on most 2026 records. On other property, the 10% yearly cap on assessment growth applies only to non-school taxes.
Both values sit on the property appraiser's record, and on the Truth in Millage (TRIM) notice of proposed taxes the appraiser mails to each owner.
Step 2: find the district's millage
A mill is one dollar of tax per $1,000 of taxable value. Every county, city, school board and special district that taxes the parcel adopts its own rate after public hearings, so the total depends on which district the parcel sits in: inside a city or not, inside a fire or water district or not. The TRIM notice lists each levy for the parcel. The adopted rates for 2025 that Map Views holds cover 2,670 districts in all 67 counties.
Step 3: do the arithmetic
An example with round numbers, not a real parcel: a school taxable value of $225,000 at 6 school mills is $1,350. A non-school taxable value of $200,000 at 12 mills of county, city and district levies is $2,400. The ad valorem tax is $3,750.
Use the levy-by-levy rates rather than one total when you can. A voted debt levy or a district tax may apply to only part of a county.
Step 4: add the flat assessments
Non-ad valorem assessments are charged per unit, not on value: solid waste, stormwater, street lighting, paving. They are printed at the bottom of the TRIM notice or billed apart. The roll's values say nothing about them, so read them off last year's bill.
Step 5: check it against the bill
The Florida Department of Revenue explains that tax collectors generally send bills in November, with a 4% discount for paying in November and 3% in December. The bill is the number you pay; your estimate is a check on it, or a way to size up a parcel you do not own yet.
How much the rate changes across Florida
| 2025 adopted millage, measured 31 October 2026 | Lowest district | Highest district |
|---|---|---|
| All 2,670 districts (median 17.71 mills) | 6.5043 | 26.5315 |
| Monroe (36 districts) | 6.5043 | 11.0112 |
| Walton (10) | 8.0357 | 13.7417 |
| Collier (314) | 8.3709 | 18.3423 |
| Broward (943) | 16.2843 | 25.1875 |
| Alachua (15) | 18.9855 | 25.5196 |
| Orange (95) | 14.1079 | 26.5315 |
The same taxable value can owe four times as much in one district as in another. Within a single county the spread can be more than ten mills.
| Median estimated ad valorem tax, parcels with a tax | Tax year | Median | Top 10% start at |
|---|---|---|---|
| Miami-Dade (890,413 parcels) | 2026 | $4,962 | $16,309 |
| Palm Beach (626,691) | 2026 | $4,507 | $15,346 |
| Monroe (58,912) | 2025 | $4,408 | $14,674 |
| Orange (472,840) | 2026 | $3,676 | $9,573 |
| Hillsborough (496,018) | 2025 | $3,441 | $8,823 |
| Duval (369,206) | 2025 | $2,800 | $7,068 |
| Hendry (33,061) | 2025 | $545 | $4,334 |
| Washington (44,623) | 2025 | $70 | $1,258 |
Every parcel counts in these medians, vacant tracts included, which is why rural counties come out so low. Homestead parcels pay less than others even when they are worth more. In Hillsborough the median homestead estimate is $3,131 on a median just value of $317,111; other parcels have a median of $4,000 on $231,113. In Palm Beach it is $4,006 on $438,943 against $5,342 on $315,597.
Where an estimate stops
- Rates move every year. Map Views uses 2026 rates in 23 counties (14 adopted, 9 still proposed) and 2025 rates on 2025 values elsewhere, and says which year on each parcel.
- Values move. The 2026 roll is preliminary until the county certifies it, and a sale resets a homestead's assessment the following January 1.
- Flat assessments are left out. The estimate is ad valorem tax only.
- A new owner's bill differs. The seller's exemptions and capped assessment do not carry over to a buyer, so a bill that looks low may not stay low after the sale. See how to tell if a parcel has a homestead exemption.
On Map Views
The parcel report shows just, assessed and taxable values, the tax estimate with its year, and the district's millage levy by levy, voted levies marked. Past years' values sit under it. For what the 2026 ballot would change in these numbers, see the 2026 property tax amendment.
The county tax collector's bill is the only authority on what a parcel owes. The property appraiser sets the values and the taxing authorities set the rates. The figure on Map Views is an estimate from those public numbers.