When are Florida property tax bills mailed?

County tax collectors mail Florida property tax bills on or about November 1 each year, the same day taxes become payable. The full amount is due by March 31.

Does the seller's homestead exemption transfer to a new buyer?

No. The homestead exemption does not transfer. A new owner must own and occupy the home as a permanent residence on January 1 and file Form DR-501 with the county property appraiser between January 1 and March 1, and the exemption applies to the next tax year's bill.

Will my lender pay the Florida property tax bill from escrow?

If your mortgage has an escrow account, the lender usually pays the property tax bill in November to capture the 4 percent discount. You still receive a copy of the bill and should confirm the payment posts with the tax collector.

A Florida home's front porch at golden hour with a wooden mailbox and a mail envelope resting on a small table with reading glasses, framed by palm fronds and hibiscus

Buying Guide November 9, 2026

Your First Florida Property Tax Bill: When It Arrives and What New Buyers Should Expect

Q: What is the early-payment discount on Florida property taxes?

Florida offers a discount of 4 percent if the property tax bill is paid in November, 3 percent in December, 2 percent in January, and 1 percent in February. There is no discount in March.

Written by Kim Donahue, REALTOR® with Medway Realty | 30+ Years of Real Estate Experience · Updated November 9, 2026

Florida property tax bills are mailed around November 1 each year, and the full amount is due by March 31, with a discount of up to 4 percent when you pay early. If you bought a home this year in Sarasota, Manatee, or Charlotte County, your first bill will show the previous owner's assessment on it, and your mortgage escrow may pay it for you. Here is how the November bill works in plain language, so your first year as a Florida homeowner does not come with surprises.

When will my first Florida property tax bill arrive?

County tax collectors mail property tax bills on or about November 1, the same day taxes become payable. Before the bill itself arrives, you should have received a TRIM notice in August, short for Truth in Millage, which previews your proposed taxes for the year. The bill covers the calendar year tied to the January 1 assessment date, so the bill you receive this November covers the 2026 tax year, whether you closed in March, July, or October.

How does the early-payment discount work?

Florida rewards prompt payment. The discount depends on when the tax collector actually receives your payment: 4 percent off if paid in November, 3 percent in December, 2 percent in January, and 1 percent in February. There is no discount in March. Payments not made by March 31 become delinquent on April 1 and begin accruing penalties and interest. The schedule is written into Florida Statutes, and it makes a real difference: on a $5,000 bill, paying in November instead of March saves about $200.

Why does my first bill still show the seller's numbers?

Florida property taxes are paid in arrears, meaning the bill for a year arrives in November of that same year. At your closing, the title company prorates the current year's taxes, so the seller credits you for the days they owned the home, and you are responsible for the November bill as a whole. Your first bill is still based on the seller's assessed value and the exemptions they held, because the property is not reassessed until the January 1 after you close, usually at roughly your purchase price. Your next full bill is therefore typically higher, and neither the seller's homestead exemption nor their Save Our Homes cap transfers to you.

Does my mortgage escrow pay the property tax bill?

If your loan has an escrow account, your lender collects a portion of the estimated taxes with every payment and sends the payment to the tax collector, usually in November, to capture the 4 percent discount. You will still receive a copy of the bill in the mail. Take a minute to confirm with your servicer that the payment is scheduled or posted, since a missed tax payment can eventually become a lien on the property.

When does the homestead exemption start for a new owner?

The homestead exemption does not come with the house. To claim it, you must own and occupy the home as your permanent residence on January 1, then file Form DR-501 with the county property appraiser between January 1 and March 1. Buy in 2026, file by March 1, 2027, and the exemption applies to your 2027 bill, which is mailed in November 2027, not to the 2026 bill. Missing the March 1 window can cost you the exemption for that year, so it belongs on your moving-in calendar.

One important update for anyone buying now: Florida voters passed property tax changes on the November 2026 ballot that begin January 1, 2027. My guide to Florida Amendment 3 and property taxes explains what changes, and my guide to Florida's homestead exemption walks through the filing itself.

What should I do with my first bill this month?

If you have escrow, confirm with your lender that the November payment is scheduled.
If you pay directly, pay by November 30 to earn the 4 percent discount, or at least by the end of February for 1 percent off.
Put "file homestead exemption" on your calendar for between January 1 and March 1.
Bookmark your county tax collector's website: Sarasota, Manatee, and Charlotte Counties all offer online bill lookup and payment.

None of this is complicated once you see the calendar laid out, but it is exactly the kind of detail that catches new residents off guard, which is why I walk every out-of-state buyer through it before closing. If you are buying in Sarasota, Manatee, or Charlotte County, or you closed this year and want to make sure the timing is right, call me at (941) 724-2587 or reach out through my contact page. I am Kim Donahue, a REALTOR with Medway Realty, Florida license SL3352997, and after more than 30 years of Florida closings I am happy to go through the details with you before you pay a single dollar.

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