What does it really cost to own here?
Property tax with and without homestead from each city's published millage, the Save Our Homes cap explained, HOA dues and the insurance quotes to get.
In Florida the yearly cost of a home is mostly the property tax, and the tax a buyer pays is rarely the one the seller paid. A purchase resets the assessment to market value the January after you buy, and the homestead exemptions and the Save Our Homes cap start over with you. This calculator works the tax out levy by levy from each city’s published 2025 millage, with and without the homestead, and shows what the cap does from the second year. Insurance is a quote to get, not a number to guess, so it stays blank until you have one.
The home
Palm Beach and Broward cities whose published millage we hold.
From the parcel's tax notice or bill.
The School Board lines on the same notice.
Leave blank to use the price. The appraiser usually assesses below it.
Dues and insurance
From the listing or the association. Blank means not entered, never zero.
Florida premiums depend on the roof, the construction, the age and the distance to the coast. Leave blank until you have a quote.
Adds the one time note stamps and intangible tax a buyer pays on a mortgage.
Enter a purchase price to see the yearly cost.
Saved in this browser only. Tap one to bring its inputs back.
Nothing yet. Each set of numbers you pause on is saved here.
Pick a city for its own taxing districts
- Lauderdale-By-The-Sea
- Fort Lauderdale
- Dania Beach
- Hollywood
- Pembroke Park
- Wilton Manors
- Cooper City
- Deerfield Beach
- Margate
- Hillsboro Beach
- Lighthouse Point
- Pompano Beach
- Sea Ranch Lakes
- Oakland Park
- Lazy Lake
- Lauderhill
- Lauderdale Lakes
- Sunrise
- Plantation
- Davie
- Hallandale Beach
- Pembroke Pines
- Miramar
- Coral Springs
- North Lauderdale
- Parkland
- Tamarac
- Coconut Creek
- Weston
- Southwest Ranches
- West Park
A city not listed here has no published millage in our data yet. Pick “Another city” above and type the total and school millage from the parcel’s tax notice, or the tax reads not available.
What the numbers actually mean
Why will my property tax be higher than the seller’s?
Because the seller’s assessment does not carry over. Florida reassesses a home at its just value on the January 1 after it changes hands (section 193.155(3), Florida Statutes), and the seller’s homestead exemption and Save Our Homes cap end with the sale. Budget from the price, not from last year’s bill.
What does the homestead exemption take off?
If the home is your permanent residence on January 1 and you apply by March 1, the first $25,000 of assessed value is exempt from every levy, and the assessed value between $50,000 and $50,000 plus the indexed second exemption ($25,722 for 2025, per the Florida Department of Revenue) is exempt from every levy except the school levies. The calculator applies both and shows each levy’s taxable value.
What is the Save Our Homes cap?
From the year after a homestead is granted, its assessed value can rise by no more than 3 percent or the change in the consumer price index, whichever is lower (2.9 percent for 2025). It caps the assessment, not the tax: the taxing authorities still set new millage every year. A home that is not a homestead has a 10 percent cap on the county, city and special district levies, and none on the school levies.
Where do the millage rates come from?
From the county property appraisers: the 2025 final rates levy by levy for Palm Beach County cities, checked against the appraiser’s published district totals, and the 2025 total for every Broward millage code. A city can have more than one taxing district; until you pick the parcel’s district the estimate uses the highest one and shows the range.
Why does insurance say quote needed?
Because a Florida homeowners premium depends on the roof, the construction, the age of the home, the wind mitigation features and the distance to the coast, and flood insurance depends on the building’s elevation and its flood zone. A typical figure would be wrong for most homes, so the calculator leaves both blank until you enter your own quotes. In a FEMA A or V zone a federally backed loan requires flood insurance.
Is this my tax bill?
No. It is an estimate from published rates and your inputs. It leaves out the non ad valorem assessments (solid waste, fire and stormwater fees), which vary by parcel, and the appraiser’s value for the home is usually below the price because the law has the appraiser consider the costs of sale. The property appraiser’s notice and the tax collector’s bill are the real figures.
A calculator estimates. A broker underwrites.
Start with an instant public-records snapshot, then get a confidential valuation grounded in closed and off-market comparables, within one business day.