Florida property taxes are billed twice a year, with the first installment due July 1 and the second due January 31
Florida splits its property tax year into two billing periods. The first half covers January through June of that calendar year and is due by July 1. The second half covers July through December and is due by January 31 of the following year. Both dates are firm — if you pay after these dates, you owe a penalty.
Your county tax collector sends the bill, not a state agency. The bill arrives by mail several weeks before the due date, though timing varies by county. If you do not receive a bill, contact your county tax collector's office directly — the bill's arrival is your responsibility to track, not theirs.
If your mortgage lender handles taxes through an escrow account, they pay the bill on your behalf from money you deposit each month. You still need to know the due dates in case the lender misses a payment, because the penalty and interest accrue to your property, not to the lender's mistake.
Key Takeaways
- Property taxes in Florida are due July 1 for the first half of the year and January 31 for the second half, with penalties starting when ready after each date.
- Your county tax collector mails the bill, so contact them directly if you do not receive one — the state does not send duplicate notices.
- If your mortgage lender pays taxes through escrow, verify they paid on time by checking your county tax collector's website or calling them.
- Penalties in Florida are 3 percent of the unpaid tax if you pay within 10 days late, then increase to 6 percent, 12 percent, and 30 percent at longer intervals.
- You can pay online, by mail, or in person at your county tax collector's office, and some counties accept payment plans for hardship situations.
How penalties and interest work if you miss the important date
Penalties start the day after the due date and compound quickly. If you pay between 1 and 10 days late, you owe a 3 percent penalty on the unpaid amount. From 11 to 30 days late, the penalty jumps to 6 percent. From 31 to 60 days late, it is 12 percent. After 60 days, the penalty is 30 percent of the unpaid tax.
Interest also accrues at 18 percent per year on the unpaid balance, calculated monthly. This means a $1,000 unpaid tax bill costs you roughly $15 per month in interest alone, plus the penalty. The longer you wait, the more you owe.
If you cannot pay by the due date, contact your county tax collector before the important date. Some counties offer short-term payment plans or can discuss hardship situations. Waiting until after the important date to call does not erase the penalty, but it may prevent additional collection actions.
Where to find your bill and pay it
Your county tax collector's office maintains a searchable database of property tax accounts on their website. You can look up your property by address or parcel number to see the bill amount, due date, and payment status. Most counties also show whether a payment has been received and processed.
Payment methods vary by county. Most accept online payment through their website, by mail with a check, or in person at the tax collector's office. Some counties accept credit cards or electronic bank transfers, though online payments may charge a processing fee. Call your county tax collector to confirm which methods they offer and whether fees explore.
If you pay by mail, send the check at least one week before the due date to account for postal delays. The postmark date does not count — the tax collector's office must receive the payment by the due date. Paying online or in person is safer if you are close to the important date.
What happens if you do not pay property taxes
If property taxes remain unpaid for two years, the county can place a lien on your home. After three years of nonpayment, the county may sell the property at a tax deed sale to recover the unpaid taxes, penalties, and interest. You lose ownership of the home in this process.
Before a tax deed sale, you have a redemption period — usually five years from the date the tax deed is issued — to pay the back taxes, penalties, interest, and the buyer's costs. If you do not redeem during this window, the buyer receives the deed and you lose the property permanently.
If your home is mortgaged, the lender has a strong incentive to pay your taxes because they stand to lose their collateral. However, if the lender does not pay and you do not catch it, the lender's failure does not protect you from losing the home. This is why monitoring your county tax collector's website is important even when escrow is in place.
Homestead exemption and tax discounts
If you own your home as your primary residence, you may be may have access to to a homestead exemption that reduces your taxable value. This exemption is not automatic — you must file for it with your county property appraiser. The exemption typically saves homeowners several hundred dollars per year, depending on your home's value and your county's tax rate.
Florida also offers a discount if you pay both installments early. If you pay the first installment by June 30 and the second by December 31 — one day before the regular important date — you receive a 4 percent discount on each installment. This discount applies only if both payments arrive early; paying one early does not earn the discount on that installment alone.
Seniors, disabled homeowners, and surviving spouses may be may have access to to additional exemptions or deferrals. Contact your county property appraiser to learn whether you may have access to and how to file.
How property tax amounts are calculated
Your property tax bill is the result of three numbers: your home's assessed value, your county's millage rate, and any applicable exemptions. The county property appraiser determines the assessed value each year based on recent sales of comparable homes in your area. The millage rate is set by your county and local school district and is expressed as dollars per $1,000 of assessed value.
If your home's assessed value increases significantly from one year to the next, your tax bill will rise. You can challenge the assessed value by filing a petition with your county property appraiser's office. The important date to file is typically in May or June, so check your county's website for the exact date in your area.
The bill itself shows the assessed value, the millage rate, any exemptions applied, and the total tax owed. If any of these numbers seem wrong, contact your county property appraiser or tax collector to request a review.
Frequently Asked Questions
What if I pay my property taxes late by accident?
Contact your county tax collector when ready. The penalty begins the day after the due date, so the sooner you pay, the lower the penalty. Some counties may waive penalties in rare cases if you have a documented hardship, but this is not may provide. Paying as soon as you realize the mistake is your best option.
Does my mortgage lender automatically pay my property taxes?
Only if you have an escrow account set up with your lender. Check your mortgage documents to confirm. If you do have escrow, the lender collects money from you each month and pays the taxes on your behalf. However, lender errors do happen, so verify payment by checking your county tax collector's website or calling them before the due date.
Can I get a property tax deferral if I cannot afford to pay?
Florida offers a homeowner property tax deferral program for homeowners age 65 or older with limited income. You must own your home as your primary residence and meet income limits set by the state. Contact your county property appraiser for details on income thresholds and how to file.
What is the difference between the assessed value and the market value of my home?
The assessed value is what the county uses to calculate your tax bill and is based on recent sales of similar homes. The market value is what your home would sell for today. These are often different — assessed value may lag behind market value, especially in fast-changing neighborhoods. You can challenge the assessed value if you believe it is too high.
Can I pay my property taxes in installments instead of two lump sums?
Most counties do not offer monthly installment plans for property taxes. However, if you face a hardship, contact your county tax collector to ask whether they have a payment plan option. Some counties will work with you on a case-by-case basis, though this is not may provide.