How Much Does Save Our Homes Save? Florida Savings by County (2026)
When a client asks what selling the house will cost, the first number I look at is the gap between the home’s market value and its assessed value. Florida’s Save Our Homes cap lets the assessed value of a homestead rise by no more than 3% a year, or the change in the consumer price index if that is lower, so the gap widens every year the owner stays. The average homestead in Miami-Dade is now assessed $294,035 below market value, and at the county’s 2025 tax rate that saves the owner an estimated $5,436 a year. A move within Florida can carry up to $500,000 of the gap to the new home. The part above $500,000 stays behind, and for the 44,851 Miami-Dade homesteads above that line the lost part is worth an estimated $13,523 a year on average, every year after the move. The tables below give the same figures for all 67 counties, built from the Florida Department of Revenue’s own files on September 23, 2026.
Look up a county
Choose a county to see its figures in one sentence. The median homestead is the one in the middle, and in most counties the median saves less than the average because a small number of long-held, high-value homes pull the average up.
In Miami-Dade County the average homestead is assessed $294,035 below market value and the median homestead $218,511 below, which at the county’s 2025 average tax rate saves an estimated $5,436 a year at the average and $4,040 at the median, and 9.9% of its 451,377 homesteads (44,851) carry more than the $500,000 that portability can move.
Estimates only, not tax advice. The tax figure uses the county’s average 2025 tax rate, and a home inside a city usually pays a different rate from one outside it.
The same 2026 roll drives our estimate of what Amendment 3 would save the median homestead in each county if voters approve it in November 2026.
All 67 counties, ranked by the estimated tax saved
The differential is market value minus capped assessed value, on the 2026 preliminary roll. The tax saved is the differential times the county’s 2025 total millage divided by 1,000. The last column counts the homesteads whose differential is larger than the $500,000 that portability can carry to a new Florida home.
Swipe the table sideways to see every column.
For each Florida county on the 2026 preliminary roll, the number of homesteads, the average and median Save Our Homes differential, the 2025 total millage, the estimated annual tax saved at the average and at the median, and the share of homesteads whose differential exceeds $500,000
County
Homesteads
Average differential
Median differential
2025 mills
Tax saved, average
Tax saved, median
Over $500,000
1Miami-Dade
451,377
$294,035
$218,511
18.4893
$5,436
$4,040
9.9% (44,851)
2Palm Beach
366,108
$287,327
$155,335
17.4918
$5,026
$2,717
9.3% (34,191)
3Broward
419,468
$230,895
$184,130
19.8638
$4,586
$3,658
7.3% (30,814)
4Monroe
15,702
$475,825
$276,279
8.2361
$3,919
$2,275
26.3% (4,131)
5Martin
48,966
$234,670
$141,844
16.0598
$3,769
$2,278
7.8% (3,804)
6Pinellas
250,466
$162,443
$126,552
18.4941
$3,004
$2,340
4.3% (10,747)
7Indian River
51,024
$201,725
$121,942
14.1659
$2,858
$1,727
6.3% (3,218)
8Nassau
31,913
$171,243
$117,467
16.0559
$2,749
$1,886
5.2% (1,647)
9Orange
255,817
$153,863
$145,692
17.4100
$2,679
$2,536
2.0% (5,214)
10Collier
108,425
$260,032
$129,142
9.8185
$2,553
$1,268
11.1% (11,986)
11Saint Lucie
106,134
$110,665
$102,238
21.5570
$2,386
$2,204
0.6% (630)
12Hillsborough
315,709
$126,286
$105,488
18.8553
$2,381
$1,989
1.8% (5,836)
13Saint Johns
96,532
$159,275
$112,468
13.9738
$2,226
$1,572
4.5% (4,360)
14Seminole
106,895
$140,349
$141,635
15.3480
$2,154
$2,174
0.8% (887)
15Duval
212,984
$111,565
$91,091
17.8910
$1,996
$1,630
1.8% (3,818)
16Volusia
159,518
$112,493
$99,903
17.4169
$1,959
$1,740
1.1% (1,764)
17Alachua
54,802
$88,751
$81,562
20.8894
$1,854
$1,704
0.3% (163)
18Manatee
112,560
$120,730
$85,730
14.5524
$1,757
$1,248
2.4% (2,744)
19Pasco
169,296
$92,314
$83,074
17.2168
$1,589
$1,430
0.1% (234)
20Brevard
182,211
$114,198
$102,180
13.7669
$1,572
$1,407
1.0% (1,735)
21Gulf
4,225
$125,964
$89,217
12.2198
$1,539
$1,090
2.7% (115)
22Clay
60,166
$99,517
$97,626
15.3466
$1,527
$1,498
0.4% (240)
23DeSoto
6,415
$95,482
$86,128
15.9319
$1,521
$1,372
0.3% (18)
24Lake
114,071
$96,713
$84,392
15.6324
$1,512
$1,319
0.4% (476)
25Lee
214,474
$106,490
$72,732
13.9967
$1,491
$1,018
1.8% (3,764)
26Hendry
8,721
$84,232
$70,514
17.1732
$1,447
$1,211
0.5% (41)
27Leon
58,098
$79,207
$73,120
17.8003
$1,410
$1,302
0.1% (52)
28Flagler
43,657
$82,007
$73,674
17.1551
$1,407
$1,264
0.5% (213)
29Sarasota
139,125
$109,011
$60,522
12.7527
$1,390
$772
3.1% (4,307)
30Franklin
3,471
$129,372
$76,355
10.6003
$1,371
$809
4.0% (140)
31Walton
22,789
$149,279
$51,762
9.1512
$1,366
$474
6.8% (1,551)
32Hernando
62,191
$93,277
$88,588
14.5695
$1,359
$1,291
0.3% (157)
33Osceola
87,265
$90,730
$83,810
14.9738
$1,359
$1,255
0.2% (156)
34Hardee
4,589
$92,216
$85,839
14.1244
$1,302
$1,212
0.0% (1)
35Marion
121,437
$80,992
$69,580
15.8838
$1,286
$1,105
0.5% (660)
36Okeechobee
8,946
$88,772
$81,048
14.4357
$1,281
$1,170
0.1% (13)
37Levy
14,224
$76,958
$68,976
16.0399
$1,234
$1,106
0.1% (8)
38Escambia
76,258
$87,268
$75,536
14.1316
$1,233
$1,067
0.7% (500)
39Citrus
56,159
$79,261
$74,906
15.4758
$1,227
$1,159
0.2% (117)
40Baker
6,869
$81,585
$76,630
14.6131
$1,192
$1,120
0.0% (2)
41Polk
174,240
$74,921
$63,018
15.4378
$1,157
$973
0.1% (231)
42Putnam
20,992
$63,401
$47,155
17.7142
$1,123
$835
0.2% (42)
43Okaloosa
51,326
$89,728
$68,303
12.2773
$1,102
$839
1.4% (733)
44Highlands
27,044
$74,064
$68,776
14.5216
$1,076
$999
0.1% (19)
45Charlotte
69,832
$67,386
$46,378
15.6763
$1,056
$727
0.4% (246)
46Bradford
7,071
$63,341
$54,846
16.5732
$1,050
$909
0.0% (3)
47Suwannee
11,313
$66,530
$55,193
15.6611
$1,042
$864
0.0% (3)
48Gilchrist
5,668
$65,567
$57,414
15.5297
$1,018
$892
0.0% (0)
49Glades
2,759
$54,671
$42,818
18.3732
$1,004
$787
0.0% (0)
50Columbia
16,809
$67,558
$62,967
14.6841
$992
$925
0.0% (5)
51Hamilton
2,903
$63,785
$51,404
15.2115
$970
$782
0.1% (2)
52Madison
4,440
$61,854
$53,474
15.1668
$938
$811
0.1% (3)
53Santa Rosa
55,270
$75,385
$65,274
11.7171
$883
$765
0.5% (255)
54Jefferson
3,946
$61,966
$51,333
13.8674
$859
$712
0.1% (3)
55Washington
6,409
$56,209
$50,502
14.9640
$841
$756
0.0% (0)
56Taylor
5,470
$53,541
$45,125
15.4326
$826
$696
0.0% (2)
57Lafayette
1,862
$49,756
$28,964
16.2231
$807
$470
0.0% (0)
58Sumter
60,115
$71,429
$54,480
11.2052
$800
$610
0.3% (176)
59Bay
45,901
$61,301
$34,673
12.6966
$778
$440
0.6% (276)
60Wakulla
10,536
$54,094
$43,540
13.4421
$727
$585
0.1% (9)
61Dixie
4,912
$35,739
$27,910
19.8732
$710
$555
0.0% (0)
62Gadsden
10,381
$42,701
$34,291
16.1423
$689
$554
0.0% (3)
63Jackson
10,606
$46,107
$39,594
14.2637
$658
$565
0.0% (1)
64Calhoun
3,276
$38,240
$27,438
15.3340
$586
$421
0.0% (0)
65Liberty
1,686
$31,595
$18,555
15.1744
$479
$282
0.1% (1)
66Holmes
4,920
$24,933
$20,953
15.4115
$384
$323
0.0% (1)
67Union
2,993
$12,897
$8,508
16.7165
$216
$142
0.0% (0)
Monroe has the largest average differential in the state, $475,825, but ranks lower on tax saved because its 2025 millage is the lowest of any county. Citrus figures come from the 2026 final roll because its preliminary file is not on the Department of Revenue portal.
The statewide benefit peaked in 2024
The gap only widens when market values rise faster than the cap, so a flat or falling market narrows it. The statewide differential reached $929.1 billion in 2024 and stands at $815.1 billion on the 2026 preliminary roll. The differential fell in 63 of 67 counties from 2025 to 2026, and fell fastest in southwest Florida.
Statewide Save Our Homes differential, the sum of the 67 county figures reported by the Department of Revenue, 2022 to 2026
Roll year
Statewide differential
Relative size
2022
$679.6 billion
2023
$893.2 billion
2024
$929.1 billion
2025
$890.9 billion
2026 (preliminary)
$815.1 billion
What a move costs above the $500,000 portability limit
Portability lets an owner carry the differential to a new Florida homestead. The owner qualifies by having held a Florida homestead exemption on January 1 of any of the 3 years immediately before the new homestead is established, and the amount carried is capped at $500,000. A buyer moving to a home worth as much as the old one or more carries the whole differential up to $500,000, and a buyer moving down carries a share in proportion to the two market values. The owner files the portability form with the homestead exemption application, normally by March 1.
Statewide, 187,319 homesteads (3.6%) carry a differential above $500,000, $122.7 billion in total, worth an estimated $2.06 billion a year in tax at 2025 rates. An owner in that group loses the excess on any move, even with a timely filing. An owner who leaves Florida, or who waits past the 3-year window, loses the whole differential.
The eight counties where the differential above the $500,000 portability limit is worth the most in estimated annual tax, 2026 preliminary roll at 2025 millage
County
Homesteads over $500,000
Differential above the limit
Tax on it a year
Per affected homestead
Palm Beach
34,191
$38.0 billion
$664,189,219
$19,426
Miami-Dade
44,851
$32.8 billion
$606,504,781
$13,523
Broward
30,814
$12.2 billion
$242,862,626
$7,882
Collier
11,986
$9.4 billion
$92,744,812
$7,738
Pinellas
10,747
$3.8 billion
$70,292,612
$6,541
Martin
3,804
$3.2 billion
$51,967,397
$13,661
Hillsborough
5,836
$2.5 billion
$47,217,042
$8,091
Indian River
3,218
$2.9 billion
$41,314,361
$12,839
A sale is not the only event that can reset the cap. A child added to the deed who later files for homestead on the house resets it, and a lady bird deed keeps the cap only while the people named to receive the house never apply for homestead on it during the owner’s life. The rules for deeds, trusts and transfers at death are set out in what resets Save Our Homes and on the Florida lady bird deed page. Who qualifies for the exemption in the first place is covered in the Florida homestead exemption. To look at your own parcel before a sale or a deed change, book a free consult.
How the figures were built
The county differential totals are the Department of Revenue’s own, from its Data Book, and for 2026 the 67 county figures add up exactly to the statewide $815,135,591,712 on the Department’s preliminary recapitulation of the assessment roll. The homestead counts, the averages, the medians and the counts above $500,000 come from the Department’s 2026 parcel files, one record per parcel, read in full for every county. A homestead is a parcel with a homestead just value above zero.
The tax figures are estimates. Each one is the differential times the county’s 2025 total millage divided by 1,000, because the Department has not yet published the 2026 tax rates. The total millage is a county average of the county, school, city and special district rates, so an owner inside a city usually pays more than the average and an owner outside it less. The dollar figure will move once each county adopts its 2026 rates, and the 2026 values will move slightly when the roll is final.
The average overstates the benefit for owners whose taxable value is already near zero, such as some disabled veterans and low-income seniors with an additional exemption, because the cap saves them little. In 66 of 67 counties the median differential is below the average, and about one homestead in five statewide has no differential at all.
Sources
Florida Department of Revenue, Property Tax Oversight, Data Book, county_overview.xlsx, sheet “Save Our Homes Value History” (county differential, 2022 to 2026). Retrieved 2026-09-23.
Florida Department of Revenue, Data Book 2025, millage_taxes_levied.xlsx, sheet “Millage Rates,” column “Total Millage Rate” (the rate used for every tax estimate). Retrieved 2026-09-23.
Florida Department of Revenue, 2026 Preliminary Recapitulation of the Ad Valorem Assessment Roll, form DR-489V, statewide_recap.xlsx, line 12, Homestead Assessment Differential, $815,135,591,712. Retrieved 2026-09-23.
Florida Department of Revenue, 2026 NAL (name, address, legal) roll files for all 67 counties, for example Miami-Dade, fields JV_HMSTD and AV_HMSTD, preliminary roll of July 2026 (Citrus, final roll). The full list of files with their addresses and SHA-256 hashes is in the sources manifest. Retrieved 2026-09-23.
Florida Department of Revenue, Data Book, amendment_1_impact.xlsx (portability transfers and value ported by county). Retrieved 2026-09-23.
Fla. Const. art. VII, §4(d)(1) (assessment increase limited to the lower of 3 percent or the change in the Consumer Price Index) and §4(d)(8) (portability to a new homestead where the owner received a homestead exemption as of January 1 of any of the three years immediately preceding; the $500,000 limit).
Fla. Stat. §193.155(1) (annual cap), §193.155(3) (reassessment after a change of ownership) and §193.155(8) (portability; the 3 immediately preceding years; the $500,000 limit; proration where the new homestead is worth less; filing with the homestead application). 2026 Florida Statutes, retrieved 2026-09-23.
Data and citation
The data is free to reuse with credit. The county CSV file and JSON file hold all 335 county and year rows with the source and a note for each, the distribution file gives the median and percentiles for every county, the portability file gives the Department’s transfer counts, and the data dictionary defines each column. The full dataset, with the saved Department of Revenue workbooks, the build scripts and a manifest of every raw roll file, is also kept on GitHub (Microsoft’s public archive, also used by the Library of Congress), Kaggle (Google’s public data platform) and Hugging Face.
Please cite this page as Klagge, Kevin D., Florida Save Our Homes Benefit by County (2026), StepUpLaw, https://stepuplaw.com/data/florida-save-our-homes-by-county/ (DOI 10.5281/zenodo.22925655).
Klagge, Kevin D., Florida Save Our Homes Benefit by County (2026), StepUpLaw, https://stepuplaw.com/data/florida-save-our-homes-by-county/ (DOI 10.5281/zenodo.22925655).
The table will be refreshed when the Department of Revenue posts the 2026 final roll and the 2026 tax rates. It was last built on September 23, 2026. Corrections are welcome at [email protected].
Compiled by Kevin D. Klagge, Esq., Fla. Bar No. 99502. This is reference information, not legal or tax advice, and reading it creates no attorney-client relationship. County averages cannot tell you what your own home saves. Your property appraiser’s record shows your parcel’s market and assessed values, and a Florida lawyer can tell you whether a sale, a deed or a trust would reset the cap before you sign.
