Why Are My Florida Property Taxes Higher Than the Seller’s?
Why Are My Florida Property Taxes Higher Than the Seller’s?
Quick Answer
Your Florida property taxes are often higher than the seller’s because the property is reassessed at its current just value after a change in ownership, as required by Florida Statute 193.155. The seller’s lower tax bill likely reflected long-term benefits like the homestead exemption and the Save Our Homes cap, which do not transfer to you automatically. When you buy, those protections reset unless you qualify for and apply for your own exemptions or portability. If you don’t file for the homestead exemption or miss the portability window, your taxable value can be much higher than the seller’s, even for the same property. Buyers who rely on the seller’s tax bill as a projection can face a much larger tax bill than expected – always confirm your projected taxes with the county property appraiser before closing. Call me at 941.400.8735 or reach out directly to Michael Renick – I’ll share my approach with you.
Why Are My Florida Property Taxes Higher Than the Seller’s?
Florida property taxes often increase for buyers because the property is reassessed at just value after a sale, and the prior owner’s exemptions and assessment caps do not carry over. Under Florida Statute 193.155, a qualifying change of ownership triggers a reset of the assessed value to current market value on January 1 following the sale.
The seller may have benefited from a homestead exemption, which can reduce taxable value by up to $51,411 in 2026 (the first $25,000 applies to all taxes; the second portion, $26,411 this year and adjusted for inflation each January, applies only to non-school taxes on assessed value above $50,000), and the Save Our Homes cap, which limits annual increases in assessed value to the lesser of 3 percent or the Consumer Price Index. When you purchase, these benefits are removed unless you establish your own homestead and file the necessary applications with the county property appraiser. If you are not eligible for portability or do not apply, you start at the full just value, which can mean a much higher tax bill than the seller paid. Always verify your projected taxes with the property appraiser before making a commitment.
What Drives Florida Property Taxes Higher After a Sale
A property’s assessed value is reset to just value after a qualifying change of ownership, as required by Florida Statute 193.155. This means the new owner’s tax bill is based on the current market value, not the seller’s capped or reduced value.
Losing the seller’s homestead exemption and Save Our Homes cap is a major driver of higher taxes. These benefits are not automatically transferred to the buyer; you must qualify and apply for your own exemption and, if eligible, portability of the assessment difference from a prior Florida homestead.
To receive the exemption for a tax year, you must own and occupy the property as your permanent residence on January 1 and file with the county property appraiser by March 1. Late applications are considered in some circumstances; the Sarasota County Property Appraiser states it will consider applications filed after March 1, so file immediately rather than assuming the year is lost. Going without the exemption means a higher taxable value and a larger tax bill than you expected.
Non-ad valorem assessments – such as stormwater, fire, or special district charges – can also increase your total tax bill, even if assessed values are similar. These charges vary by county, municipality, and special district.
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– tbreens, Zillow Review
What Drives Florida Property Taxes Down
Filing for the homestead exemption with the county property appraiser can reduce your taxable value by up to $51,411 in 2026 if you own and occupy the property as your permanent residence on January 1.
If you are moving from another Florida homestead, you may be eligible for portability, allowing you to transfer some or all of your prior Save Our Homes assessment difference to your new property, reducing your new tax bill.
Verifying all exemptions and assessment caps with the property appraiser before closing helps ensure you receive every reduction you qualify for and avoid surprises.
Cost Breakdown
| Scenario | What the seller’s bill was based on | What your first full-year bill is based on |
|---|---|---|
| Seller had homestead; you will homestead | Capped assessed value (Save Our Homes), minus the homestead exemption (up to $51,411 in 2026) | Just value on the January 1 after the sale, minus your own exemption once approved; the cap starts over from that value |
| Seller had homestead; you will not homestead (second home, rental) | Capped assessed value, minus exemption | Just value on the January 1 after the sale, no homestead exemption; the 10% non-homestead cap applies in later years |
| You are porting from a prior Florida homestead | Capped assessed value, minus exemption | Just value minus the portability amount you transfer (up to $500,000), minus your own exemption |
Ask the county property appraiser for a property-specific estimate; the millage rate and non-ad valorem assessments differ by taxing district.
What’s Included vs. What Costs Extra
The base property tax bill includes ad valorem taxes based on the assessed value minus exemptions, as determined by the county property appraiser. Extra costs can include non-ad valorem assessments for municipal services, fire, drainage, or special districts, which are added to the bill and can vary widely by location.
Who Typically Pays for This in Florida
Property taxes for the year are prorated at closing between buyer and seller, and the tax bill issued in November goes to the owner of record. The buyer is responsible for future tax bills based on the new assessed value and any exemptions or caps they qualify for. These amounts are not negotiated but are determined by the property appraiser and local taxing authorities.
Let’s continue this conversation.
Call me at 941.400.8735 or schedule a 15-minute call. I’ll tell you what I would look for.
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What Most Buyers Miss About This Cost
Most buyers mistakenly use the seller’s current tax bill as their estimate, not realizing that a change in ownership resets the assessed value and removes the seller’s exemptions and caps. This can result in a much higher tax bill than expected, especially if the seller had long-term homestead benefits or a large Save Our Homes assessment difference.
Before you commit, always request a property-specific tax estimate from the county property appraiser, factoring in your own eligibility for exemptions and portability. Do not rely on online listings or the seller’s bill as your guide.
Mike Renick and Eric Teoh represented my husband and myself for both the sale of an existing property and the purchase of a new property. Their knowledge of Longboat Key and property values was exceptional.. The process of closing on both the sale and purchase was flawless. I have not hesitated to recommended them to others.
– Barbara Diznoff, Google Review
Questions Clients Actually Ask
What is the Save Our Homes cap and how does it affect my taxes?
The Save Our Homes cap limits annual increases in assessed value for homestead properties to the lesser of 3 percent or the change in the Consumer Price Index, according to the Florida Department of Revenue. When a property changes ownership, this cap is removed and the new owner’s assessed value resets to just value, which can significantly increase the tax bill.
Can I keep the seller’s homestead exemption or tax cap?
No, the seller’s homestead exemption and Save Our Homes cap do not transfer to the buyer. You must apply for your own homestead exemption and, if eligible, portability, with the county property appraiser.
How do I apply for the homestead exemption and portability?
You must own and occupy the property as your permanent residence on January 1 and file the homestead exemption application with the county property appraiser by March 1. If you are eligible for portability, you must also file the portability application by the same deadline.
What happens if I miss the exemption or portability deadline?
March 1 is the deadline for a timely application. If you miss it, file anyway: the Sarasota County Property Appraiser considers late applications, and Florida law allows late filing in some circumstances. If the late application is not accepted, you will not have the exemption or portability benefit for that year and will pay the higher bill until the next year’s application is approved.
Do non-ad valorem assessments change after a sale?
Non-ad valorem assessments, such as for stormwater, fire, or special districts, are set by local authorities and may change annually, but they are not affected by a change in ownership. Always verify these charges with the county or municipality.
What To Do Right Now
Contact the county property appraiser for a property-specific tax estimate based on your eligibility for exemptions and portability before making an offer.
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Michael Renick · Licensed Florida Real Estate Broker
License #BK3241900 · Verify on Florida DBPR
Mangrove Realty Associates Inc / Team Renick · Serving Sarasota & Manatee Counties since 2011
About the Author
I’m Michael Renick — a Florida West Coast broker with over 15 years guiding families through some of the biggest decisions of their lives. I’ve built my practice on hard work, honesty, and total transparency. No shortcuts, no spin — just straight answers, deep market knowledge, and the dedication my clients deserve from start to close.
Equal Housing Opportunity. This article is general information only, not legal, tax, insurance, or financial advice. Market conditions, insurance requirements, and costs vary by property and transaction; confirm your specific situation with the appropriate licensed professional. Michael Renick, Licensed Florida Real Estate Broker, License #BK3241900, licensed by the Florida Department of Business and Professional Regulation (DBPR). Mangrove Realty Associates Inc — each office is independently owned and operated.
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