Florida Property Tax Bill: When It's Due, the 4% November Discount and the New-Home Catch
In this article
Florida property tax bills are due November 1, and paying in November gets you a 4% discount under Florida law (section 197.162, Florida Statutes). The discount drops one point a month to 0% in March, and unpaid taxes become delinquent on April 1. If you bought a brand-new home this year, your first bill may cover only the lot, and it may not even be mailed to you.
This guide walks through every date on the Florida calendar, the discount math on an example bill, the installment plan, and the new-home mistakes that cost buyers money. Every rule below was checked against the Florida Statutes and the Florida Department of Revenue on October 22, 2026.
When is the Florida property tax bill due?
Florida law says "all taxes shall be due and payable on November 1 of each year," or as soon after that as the county tax collector gets the certified tax roll (section 197.333, Florida Statutes). The tax collector must send the bills within 20 working days after receiving that roll (section 197.322). The Florida Department of Revenue's guide for first-time Florida homebuyers (PT-107) says bills go out in late October or November.
You do not have to pay on November 1. The bill is not late until April 1 of the next year, or 60 days after the bill was mailed if that is later (section 197.333). What changes month to month is the discount.
How does the Florida property tax discount work?
Section 197.162 sets the discount for paying early:
November: 4%
December: 3%
January: 2%
February: 1%
March: 0% (you pay the full amount)
The law also gives the full 4% to anyone who pays within 30 days after the original tax notice is sent. And if a discount period ends on a weekend or legal holiday, it runs to the next working day (section 197.162).
Here is what that looks like on a clearly labelled EXAMPLE bill of $5,000. Your own bill will be different.
When you pay | Discount | You pay on a $5,000 example bill | You save |
|---|---|---|---|
November | 4% | $4,800 | $200 |
December | 3% | $4,850 | $150 |
January | 2% | $4,900 | $100 |
February | 1% | $4,950 | $50 |
March | 0% | $5,000 | $0 |
April 1 or later | None, now delinquent | Full amount | $0 |
The Department of Revenue's tax collector calendar says unpaid real property taxes become delinquent April 1, and the county starts advertising tax certificates on those properties around June 1. You do not want that on your new home.
Can I pay Florida property taxes in installments?
Yes. Florida has a quarterly installment plan for anyone whose estimated tax is more than $100 (section 197.222). You must apply with your county tax collector by April 30 of the year you want to start. The four payments and their discounts are:
Installment | Due by | Discount on that payment |
|---|---|---|
1st quarter | June 30 | 6% |
2nd quarter | September 30 | 4.5% |
3rd quarter | December 31 | 3% |
4th quarter | March 31 of next year | 0% |
On the same EXAMPLE $5,000 estimate, each quarter is $1,250. With the discounts, you would pay $1,175, then $1,193.75, then $1,212.50, then $1,250, for $4,831.25 in total. Your real amounts are based on the tax collector's estimate, and the last two payments pick up any difference once the real bill is set.
Two catches. You must make the first payment on time to stay in the plan. And once you are in it, you cannot also take the November discount for that year (section 197.222).
Who gets the bill, and what if my mortgage has escrow?
The tax collector sends the bill to each taxpayer on the tax roll whose address it knows (section 197.322). If your lender holds an escrow account for your taxes, it can ask for the original bill. You still get a duplicate copy that says the original went to the escrow holder (section 197.344).
Federal rules require your loan servicer to pay escrowed taxes "on or before the deadline to avoid a penalty," as long as you are not more than 30 days behind on your payment (12 CFR 1024.17(k)). The same rule says the servicer may choose to pay the full year at once to get a discount, but federal law does not require it to. If the November discount matters to you, ask your servicer how it pays.
Why might a new home's first bill be so small?
Florida values property as of January 1 each year. The law says improvements "not substantially completed on January 1 shall have no value placed thereon" (section 192.042). So if your house was still being built on January 1, 2026, the 2026 bill you see this fall may cover mostly the land.
That is not a bargain that lasts. The next year's bill counts the finished home. Florida's guide for first-time buyers (PT-107) also warns that a sale resets the value as of the January 1 after you buy, and the seller's exemptions stay with the home only for the rest of that year.
What this means for new-construction buyers in Florida
If you closed on a new home during 2026, these four checks matter:
Find your 2026 bill. If the builder owned the home this past January, the bill may be in the builder's name. Look up your address on your county tax collector's website, then check your closing statement to see how this year's taxes were split. Your closing agent can walk you through it.
Do not count on escrow for this year. If your loan closed recently, your servicer may not have this bill on file yet. Ask before the discount you want runs out.
Plan for next year's bill. The finished home goes on the roll next January 1. Our county guides explain the year-two jump for Palm Beach County, Broward County and St. Lucie County. Miami-Dade buyers can start with our Miami-Dade property tax guide.
File for homestead by March 1. PT-107 says if you owned the home on January 1 and apply by March 1, the exemption applies to that year's bill. Our Florida homestead guide covers new builds step by step.
You may also be following the property tax amendment on the November 3, 2026 ballot. The Volusia County Property Appraiser says that if it is approved, it "would take effect January 1, 2027." Our neutral Amendment 3 explainer covers what is on the ballot.
What happens if I miss the deadline?
Taxes unpaid on April 1 are delinquent (section 197.333). The Department of Revenue calendar shows tax certificates on unpaid real property are advertised starting around June 1 and then sold. Paying any time from November through March avoids all of that, and paying in November saves the most.
Common Questions
When are Florida property taxes due?
Florida property taxes are due November 1 each year, or as soon after as the tax collector gets the certified roll. They are not delinquent until April 1 of the next year. Paying earlier gets you a discount.
How much is the Florida property tax discount for paying in November?
Paying in November gets a 4% discount under section 197.162, Florida Statutes. The discount is 3% in December, 2% in January, 1% in February and 0% in March.
Can I pay my Florida property taxes in installments?
Yes, if your estimated tax is more than \$100. You apply with your county tax collector by April 30, then pay four quarterly installments due June 30, September 30, December 31 and March 31, with discounts of 6%, 4.5%, 3% and 0%.
Does my lender pay my Florida property tax bill?
If you have an escrow account, your servicer must pay the taxes on or before the deadline to avoid a penalty, under 12 CFR 1024.17(k). It may choose to pay early for a discount, but federal law does not require that. You still get a duplicate copy of the bill.
Why is my first property tax bill on a new home so low?
Florida values property as of January 1, and any part of a home not substantially completed on that date gets no value. If your home was still being built on January 1, that year's bill may cover mostly the land. The next bill counts the finished home.
What happens if I do not pay by March 31?
Unpaid taxes become delinquent on April 1. The Florida Department of Revenue calendar shows tax certificates on unpaid real property are advertised starting around June 1 and then sold.
Ready to take the next step?
Call 561-704-0091 to talk with a National House Search specialist, or Schedule a visit.
Related reading: Florida homestead exemption on a new home · Palm Beach County property tax on a new home · What is escrow when you buy a house?
Sources: Section 197.162, Florida Statutes · Section 197.333 · Section 197.222 · Section 197.322 · Section 197.344 · Section 192.042 · Florida DOR PT-107 · Florida DOR tax collector calendar · 12 CFR 1024.17 · Volusia County Property Appraiser on Amendment 3
This is general information, not financial, tax or legal advice. Figures checked October 22, 2026.