So, you just got your TRIM notice in the mail and almost choked on your coffee. It happens every August. You look at that number and think, "There is no way my house is worth that," or worse, "Why are my taxes double what the guy next door pays?"
Florida is a weird place for taxes. We don't have state income tax, so the government has to get its pound of flesh from somewhere. That somewhere is usually your front porch. But here’s the thing: most people just grumble and pay the bill. They think the number the property appraiser sends is set in stone. It isn’t.
If you want to lower property taxes in Florida, you have to stop acting like a spectator. You've got to understand the "Save Our Homes" quirks, the exemptions you’re probably missing, and the very short window you have to actually put up a fight.
The Homestead Exemption is Just the Beginning
Most folks know about the basic $50,000 Homestead Exemption. You live in the house, it’s your primary residence, and you get a break. Simple, right? Kinda.
The first $25,000 of your home's value is exempt from all property taxes. The second $25,000 only applies to non-school taxes. If your home is worth less than $75,000, you aren't even getting the full benefit. But the real magic isn't the $50k—it’s the Save Our Homes (SOH) cap.
Once you have that homestead exemption, the assessed value of your home can't go up more than 3% per year (or the CPI, whichever is lower). In a market like Florida where values have been screaming upward, this cap is basically a golden handcuffs situation. It’s why your neighbor who bought in 1998 pays $1,200 in taxes while you’re paying $6,000 for the exact same floor plan.
Don't Kill Your Cap
I see people make this mistake constantly. They get older and decide to add their kid's name to the deed. They think they’re being smart with estate planning.
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Stop. Adding someone to the deed—unless it's a spouse—can trigger a "change in ownership" reassessment. The property appraiser will see that new name, rip off the 3% cap, and reset your home to its current market value. I’ve seen tax bills jump $4,000 overnight because of a "simple" deed change. If you're doing estate planning, look into a Revocable Living Trust instead. Florida law generally allows you to put your home in a trust without losing your SOH protections, provided you maintain the right to live there.
The "Hidden" Exemptions You’re Missing
Everyone grabs the homestead, but Florida has a bunch of "niche" exemptions that people leave on the table.
- The Senior Citizen Exemption: This is a big one. Many Florida counties (like Broward and Miami-Dade) offer an additional exemption for people 65 and older. For 2026, the household income limit is usually around $38,686. If you make less than that, you could get another $25,000 or even $50,000 knocked off your valuation. Some cities even offer a total exemption for seniors who have lived in their home for 25+ years if the home value is low enough.
- Widows and Widowers: If you’ve lost a spouse and haven't remarried, you’re entitled to an extra $5,000 exemption. It’s not a fortune, but it pays for a few nice dinners.
- Disability and Veterans: If you're a veteran with a 10% or greater disability rating from service-connected issues, you get a $5,000 exemption. If you are 100% service-connected disabled, you might not have to pay property taxes at all. Zero. This also applies to surviving spouses in many cases.
- The Blindness Exemption: If you’re legally blind, there’s another $5,000 off the top.
You have to apply for these. The property appraiser isn't going to call you and ask if you've recently been widowed or if your VA rating went up. The deadline is March 1st every year. If you miss it, you're usually out of luck until next year.
How to Fight Your Assessment (and Win)
In August, you get the TRIM (Truth in Millage) notice. This isn't your bill; it's a "heads up." You have exactly 25 days from the date that notice is mailed to file a petition with the Value Adjustment Board (VAB).
If you think your assessment is too high, don't just call the office and complain. They hear that all day. You need evidence.
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The Informal Conference
First, try the "nice" route. Schedule an informal conference with the property appraiser's office. Bring photos of the cracks in your foundation. Show them the mold in the attic. If your neighbor’s identical house sold for $50k less than your assessment, bring the settlement statement. Sometimes they’ll just fix it right there to avoid a hearing.
The VAB Hearing
If they won't budge, you go to the VAB. This is a formal hearing where you present your case to a special magistrate.
Honestly, most people lose because they argue about the taxes. The VAB doesn't care about your tax rate. They only care about the Market Value. You have to prove that your home wouldn't actually sell for what they say it's worth.
- Bad argument: "My taxes are too high and I'm on a fixed income." (Result: Denied).
- Good argument: "The appraiser used three comps from across the highway in a gated community, but my house is on a busy road and needs a new roof." (Result: Likely reduction).
Portability: Moving Your Savings
If you’re moving within Florida, you can take your "Save Our Homes" savings with you. It’s called Portability.
If you sell a house where the market value was $500,000 but the taxed value was $300,000, you have a $200,000 "portability benefit." You can apply that $200k to your new home's assessment. People forget to file the DR-501T form when they move, and they end up paying thousands more than they should. You have three years to use that benefit. Don't leave it behind.
What’s Changing in 2026?
There is some serious talk in the Florida Legislature right now about expanding relief. One proposal, HJR 201, looks to create an even larger homestead exemption that would apply to all taxes except school taxes. There are also pushes to lower the 3% cap down to 1.5% because of how fast insurance and taxes are squeezing people out of their homes.
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Keep an eye on the November 2026 ballot. We usually see these tax amendments bundled together. If they pass, the way we calculate lower property taxes in Florida will shift again, likely in favor of long-term residents.
Next Steps to Lower Your Bill:
- Check Your TRIM Notice: As soon as it hits your mailbox in August, compare the "Just Value" to what homes are actually selling for on your street.
- Audit Your Exemptions: Visit your specific County Property Appraiser’s website (e.g., Miami-Dade, Orange, or Hillsborough) and look for the "Exemptions" tab. Ensure you aren't missing the Senior or Widow benefits.
- File by March 1st: If you bought a home recently or qualified for a new status, get your DR-501 form in before the March deadline to ensure your 2026 taxes reflect the savings.
- Gather "Flaw" Evidence: If you plan to appeal, start taking photos of any structural issues or "un-renovated" parts of your home now to prove it shouldn't be valued at top-tier market rates.