Orange County, FL Property Tax on a New Home: How the Bill Works and What Amendment 3 Changes
In this article
Property tax on a new home in Orange County, Florida, is set by the home's value on January 1, minus any exemptions, and taxed at the millage rates of every taxing authority on your bill. A house that was not "substantially completed" on January 1 gets no value for that year, so a new home's first bill can be land-only and the next one much larger. Starting January 1, 2027, Amendment 3 raises the homestead exemption on non-school taxes, but people who move to Florida after 2026 wait until their fifth year of exemption for the bigger amount.
How is property tax figured on a new home in Orange County?
Three groups share the job:
The Orange County Property Appraiser sets your home's value and applies exemptions such as homestead.
Taxing authorities, such as the county, the school district, your city, and any special districts, each set a millage rate.
The Orange County Tax Collector sends the bill and collects the money. Its help line is (407) 434-0312.
The date that matters most is January 1. Florida Statute 192.042 says real property is valued "on January 1 of each year" and that "improvements or portions not substantially completed on January 1 shall have no value placed thereon." The law calls a home substantially completed when it "can be used for the purpose for which it was constructed."
That one rule explains most of the surprises new-home buyers run into. If your house was still being built on January 1, that year's bill may cover the land only.
Orange County Government's Amendment 3 page says the current homestead exemption "is typically $50,000." Homestead applies to the home you live in as your permanent residence. The county's page says vacation homes, rental properties, and investment properties generally do not qualify.
Why does a new home's second tax bill jump?
Picture a home that closes in the spring. On January 1 of that year it was a slab or a frame, so it was taxed as land. On the next January 1 it is a finished house, so the full value is on the roll. The bill that arrives the following November can be far bigger than the first one.
Here is the calendar Florida law sets for every Orange County homeowner:
When | What happens | Florida rule |
|---|---|---|
January 1 | Your home is valued. A house not substantially completed gets no value that year. | Statute 192.042 |
On or before March 1 | File for homestead with the county property appraiser. You must own the home on January 1. | Statute 196.011 |
November 1 | Taxes are due and payable (or as soon as the tax roll reaches the Tax Collector). | Statute 197.333 |
November | Pay early for a 4% discount. | Statute 197.162 |
December, January, February | The discount drops to 3%, then 2%, then 1%. | Statute 197.162 |
April 1 | Taxes become delinquent (or 60 days after the bill is mailed, if later). | Statute 197.333 |
If your mortgage has an escrow account, the lender may have estimated your taxes from that first, land-only bill. When the full-house bill arrives, the account can come up short. Our guide to escrow shortages walks through what happens next.
When do you file for homestead in Orange County?
Florida Statute 196.011 says a person who "on January 1 has the legal title" must file "on or before March 1 of each year" with the county property appraiser. It adds that "failure to make application, when required, on or before March 1 of any year shall constitute a waiver of the exemption" for that year.
So your closing date matters:
Close by December 31: you own the home on January 1, so you can file by March 1 for the new year.
Close on January 2 or later: you did not own it on January 1, so you wait a full year for homestead.
Once a home has homestead, Florida's Save Our Homes cap limits how much its assessed value can rise each year to the lower of 3% or the change in the Consumer Price Index. The Florida Department of Revenue lists the 2026 cap as 2.7%.
For the step-by-step filing guide, see how to file for the Florida homestead exemption.
What does Amendment 3 change for Orange County homeowners?
Election-night reports on November 3, 2026, said Florida voters approved Amendment 3. The state certifies official results later in November. Here is what the measure says, in the words of the official ballot summary posted by the Florida Division of Elections:
"This amendment increases the homestead exemption, for all non-school taxes, to $150,000 in 2027 and $250,000 in 2028, and adjusts for inflation thereafter."
"Persons who are not Florida residents on December 31, 2026, will receive the existing homestead exemption upon qualifying for a homestead exemption, with the increased homestead exemption beginning with the fifth year of exemption, to the extent permitted by the U.S. Constitution."
"This amendment reduces the annual cap on assessment increases for non-homestead properties from 10% to 5%."
The summary ends: "This amendment takes effect January 1, 2027."
The amendment text (CS/HJR 1F) keeps the school-district exemption at "up to the assessed valuation of twenty-five thousand dollars." For people who did not have a permanent Florida residence on December 31, 2026, it sets the non-school exemption at up to $50,000 until their fifth year of exemption.
Homestead exemption | Florida resident on Dec. 31, 2026 | New to Florida after 2026 |
|---|---|---|
Non-school taxes, 2027 | Up to $150,000 | Up to $50,000 |
Non-school taxes, 2028 | Up to $250,000 | Up to $50,000 until the fifth year of exemption |
School-district taxes | Up to $25,000 | Up to $25,000 |
The summary also says local governments must use property taxes for a list of core purposes, and that the Legislature must set a "uniform procedure" for counties and cities that want to raise the exemption further. Orange County Government estimates the change would reduce county property tax revenue by about $165 million in 2027 and $275 million in 2028. For a deeper look at the full measure, read Florida property tax Amendment 3 explained.
What this means for new-construction buyers in Orange County, FL
New-home buyers face a timing puzzle that resale buyers don't. Your closing date depends on when the builder finishes, and two dates now matter:
December 31, 2026, for residency. The amendment's newcomer rule turns on whether you were a Florida resident on that date. If you are moving from another state, ask a tax professional what counts as residency for you.
January 1 of any year, for ownership and value. Owning on January 1 lets you file for homestead by March 1. A house finished after January 1 is not on that year's roll.
Before you close, ask your lender how they estimated the property tax in your escrow. If the estimate came from a land-only bill, plan for a higher payment once the finished home is taxed. School taxes stay on your bill no matter which exemption you get.
If you are touring new homes in Orange County, start with Nona West in Orlando. For today's tax estimates on a specific home, call 561-704-0091.
Common Questions
How is property tax figured on a new home in Orange County, FL?
Florida values real property as of January 1 each year. The Property Appraiser sets the value and applies exemptions, each taxing authority sets a millage rate, and the Tax Collector sends the bill. A house that was not substantially completed on January 1 has no value placed on it for that year.
When is the homestead exemption deadline in Orange County?
Florida law says you must own the home on January 1 and file with the county property appraiser on or before March 1. Missing March 1 waives the exemption for that year.
When are Orange County property taxes due?
Florida law makes taxes due on November 1, or as soon after as the tax roll reaches the Tax Collector. They become delinquent on April 1, or 60 days after the bill is mailed if that is later. Paying in November earns a 4% discount, then 3% in December, 2% in January and 1% in February.
Did Amendment 3 pass in Florida?
Election-night reports on November 3, 2026, said Florida voters approved Amendment 3. The state certifies official results later, and the amendment says it takes effect January 1, 2027.
I am moving to Florida in 2027. Do I get the bigger homestead exemption?
The official ballot summary says people who are not Florida residents on December 31, 2026, receive the existing homestead exemption when they qualify, with the increased exemption beginning with the fifth year of exemption, to the extent permitted by the U.S. Constitution.
Does Amendment 3 lower school property taxes?
No. The higher exemption applies to non-school taxes. The amendment text keeps the school-levy homestead exemption at up to \$25,000 of assessed value.
Why did my escrow payment go up after my first year in a new home?
A first-year estimate may be based on a land-only bill, because a house not finished by January 1 has no value that year. When the full house is taxed the next year, the lender's escrow account may come up short.
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 property tax Amendment 3 explained · How to file for the Florida homestead exemption · New-construction property taxes in Florida · Nona West
Sources: CS/HJR 1F, enrolled text · Florida Division of Elections, Amendment 3 summary · Orange County Government, Amendment 3 · Florida Statute 192.042 · Florida Statute 196.011 · Florida Statute 197.162 · Florida Statute 197.333 · Florida DOR, Save Our Homes
This is general information, not financial, tax or legal advice. Figures checked November 5, 2026.