When Are Property Taxes Due in Florida?

Payment deadline and key dates

Florida property taxes are due March 31 of each year. This is the final deadline to pay without penalty. Unlike many states that split property taxes into two payments, Florida collects the full amount in a single annual bill. Property taxation in Florida is governed by Article VII of the Florida Constitution, which reserves this power to local governments.

Your tax bill is based on your property's assessed value as of January 1 of that year, minus any exemptions you've qualified for (like the homestead exemption). The county Tax Collector mails bills in early November, giving you about five months to pay.

While March 31 is the deadline, most homeowners pay earlier to take advantage of Florida's early payment discounts. Paying in November saves you 4%—on a $5,000 bill, that's $200 back in your pocket.

Early payment discount schedule

Florida is one of the few states that rewards homeowners for paying property taxes early. The state authorizes a sliding discount scale: the earlier you pay, the more you save. This isn't a promotional offer—it's written into Florida Statute 197.162.

The discount drops by 1% each month from November through February, then disappears entirely in March. For context, a 4% return in one month is equivalent to a 48% annualized return—far better than any savings account or CD.

The discount applies to your entire tax bill, including all taxing authorities (county, city, school district, special districts). If your total bill is $6,500, paying in November saves you $260.

Homestead exemption deadline: March 1

If you own and live in your Florida home as your primary residence, you're likely eligible for the homestead exemption. This isn't automatic—you must apply. The deadline is March 1 of the tax year you want the exemption to take effect.

The homestead exemption reduces your property's taxable value by up to $50,722, which translates to roughly $750–$1,100 in annual tax savings depending on your county's millage rate. But the exemption does more than save money in year one—it also activates "Save Our Homes" protection, which caps how much your assessed value can increase each year (3% or the Consumer Price Index, whichever is lower). If you move, you can transfer this benefit using portability.

You apply through your county Property Appraiser's office—not the Tax Collector. Most counties allow online applications. Once approved, the exemption renews automatically each year as long as you continue living in the home.

If you miss the March 1 deadline, you may still file a late application through early September. However, late applications require Property Appraiser approval and aren't guaranteed. See our late filing guide for details.

TRIM notice and appeals (August)

Every August, Florida homeowners receive a TRIM notice—short for "Truth in Millage." This document is often mistaken for a tax bill, but it's actually a proposed estimate that gives you a chance to review your assessment before it's finalized.

The TRIM notice shows three critical pieces of information: your property's assessed value, any exemptions applied (like homestead), and the estimated taxes you'll owe. If something looks wrong—your value seems too high, an exemption is missing, or there's an error—this is your window to act.

You have 25 days from the mailing date to file a petition with the Value Adjustment Board (VAB) if you want to challenge your assessment. Miss this deadline and you're locked into that value for the year. See our appeal guide for step-by-step instructions.

Late payment penalties

If you miss the March 31 deadline, your property taxes become delinquent on April 1. Florida doesn't offer grace periods or payment extensions—penalties begin immediately and escalate quickly.

The consequences follow a predictable but aggressive timeline. What starts as a 3% penalty can ultimately result in losing your home if left unaddressed for two years.

You can redeem a tax certificate at any point before a tax deed is issued by paying the full amount owed plus all accrued interest and fees. However, the longer you wait, the more expensive it becomes. If you're struggling to pay, contact your county Tax Collector immediately—some counties offer hardship programs or can direct you to assistance resources.

Installment payment plan

If paying your entire property tax bill at once is difficult, Florida offers an alternative: the Partial Payment of Property Taxes program. This splits your annual bill into four quarterly payments, making it easier to budget throughout the year.

The program isn't automatic—you must apply in advance. But it comes with a bonus: the first three payments include a 6% discount, which can actually save you more than the standard early payment discount if you time it right.

The first three payments are based on your estimated taxes (typically last year's bill). The fourth payment adjusts for the actual amount once your new tax bill is finalized in November. If your taxes decreased, your final payment will be smaller; if they increased, it will be larger.

County payment portals

Property taxes in Florida are collected at the county level, not the state level. Each of Florida's 67 counties has its own Tax Collector office with an online portal where you can look up your bill, view your payment history, and pay online.

Below are the official websites for the 10 largest counties by population. All accept eCheck payments (free) and credit/debit cards (typically 2.3–2.5% convenience fee).

Most counties also allow you to sign up for eBills (electronic tax bills sent via email) and set up automatic payments. If you're not sure which county your property is in, find your county's Property Appraiser through the Florida DOR Local Officials directory.

Property tax calendar

Below are the key deadlines for both the 2025 tax year (due now) and the upcoming 2026 tax year. Bookmark this page so you never miss a deadline or discount. Note: 2026 ballot proposals may change future exemptions if passed.

2025 tax year (due by March 31, 2026)

2026 tax year (due by March 31, 2027)

Frequently Asked Questions