Ever wonder why your neighbor’s tax bill is different from yours, even if your homes look similar? Property taxes in Orlando and across Orange County can feel confusing when you are juggling assessments, exemptions, millage rates, and deadlines. If you are buying, selling, or simply planning next year’s budget, it helps to know how each piece fits together. In this guide, you will learn the step-by-step path from value to bill, how Save Our Homes works, what to expect on your TRIM notice, and what actions you can take to stay ahead. Let’s dive in.
Property tax basics
Your annual property tax bill in Orange County is built from three main parts: value, exemptions, and millage rates. The Property Appraiser estimates your market value as of January 1, then exemptions reduce the portion that is taxable. Each taxing authority sets a millage rate, which is applied to your taxable value to calculate the total tax. Everything is bundled into one bill that arrives in November.
Assessments: the starting point
The Orange County Property Appraiser determines your home’s market value each year with an effective date of January 1. This value reflects the market and any significant physical changes, like additions or major renovations. Routine repairs that do not add value generally do not change your assessment.
If you think your value is off, start with an informal review by contacting the Property Appraiser’s office. You can ask how they arrived at the value and what sales data or adjustments they used. If needed, you can pursue a formal appeal later in the timeline.
Save Our Homes cap
If your property has a Florida homestead exemption, the Save Our Homes cap limits how fast your assessed value can rise. Each year, the increase is limited to the lesser of 3 percent or the change in the Consumer Price Index. In fast-rising markets, this cap often creates a gap between market value and assessed value, which can produce meaningful tax savings over time.
Portability lets many homesteaded owners transfer some or all of that Save Our Homes benefit to a new Florida homestead. The rules include paperwork and deadlines, so if you plan to move, review the current procedures before you list or buy.
Homestead and other exemptions
Exemptions reduce your taxable value after assessments and caps are applied. The most common is the homestead exemption for your primary residence, which requires an application with the Property Appraiser. File by March 1 for that tax year.
Additional exemptions may be available for eligible groups, such as seniors, widows or widowers, disabled persons, and veterans, including disabled veterans. Some programs are set by state law and others are local. Rules, documentation, and amounts vary, so confirm eligibility and deadlines with the Property Appraiser.
Millage rates explained
Millage rates are set by each taxing authority that serves your property. Orange County, the School Board, the City of Orlando if you are inside city limits, water management districts, and special districts all adopt rates as part of their annual budgets. One mill equals 1 dollar for every 1,000 dollars of taxable value.
Your combined millage is the sum of each authority’s rate. The Property Appraiser calculates and presents projected taxes for the proposed rates on your TRIM notice. The final adopted millage rates appear on your November tax bill.
Your annual timeline
- January 1: Assessment date. The market value snapshot for the new tax year is set.
- Late summer: TRIM notices arrive. You will see proposed values, proposed millage rates, and estimated taxes, along with appeal deadlines.
- Late summer to early fall: Public budget hearings occur as local authorities finalize millage.
- November: Property tax bills are mailed in Orange County.
- By March 31: Taxes are typically due by March 31 of the following year. Paying earlier in the cycle may qualify you for state-governed early payment discounts. After March 31, taxes become delinquent and penalties and interest can apply.
Always verify the current year’s exact dates, discount schedule, and payment options with the Orange County Tax Collector.
TRIM notices: why they matter
Your Notice of Proposed Property Taxes, often called the TRIM notice, is your early look at values and rates. It lists your market and assessed values, any exemptions, and the estimated taxes by each taxing authority. It also includes instructions and deadlines for appeals, which are time sensitive.
If you disagree with the assessed value or an exemption status, use the TRIM window to act. Start with the Property Appraiser’s informal review. If you still disagree, you can file a petition with the Value Adjustment Board by the deadline on the notice.
Appeals and reviews
- Informal review: Call or visit the Property Appraiser to discuss your valuation and provide relevant facts, such as recent comparable sales or corrections to property characteristics.
- Formal appeal: File a petition with the Value Adjustment Board if you cannot resolve it informally. The appeal window is short and tied to the TRIM mailing date, so watch the deadline closely.
Keep records, including your TRIM notice, sales comps, contractor invoices for improvements, and any correspondence. Clear documentation can help your case.
Planning tips for owners
- Check your records each year. Compare market value, assessed value, and taxable value on your TRIM notice. If you have homestead, the Save Our Homes cap may create a growing gap between market and assessed value over time.
- Verify exemptions. Confirm that your homestead and any other exemptions appear correctly. If you need to file or renew, note the March 1 deadline.
- Before remodeling, understand impacts. Additions or major upgrades can increase your market and assessed values. Factor potential tax changes into your project budget and timeline.
- If moving within Florida, consider portability. Explore how much of your Save Our Homes benefit may transfer and what forms are needed. Plan your timing so you do not miss a portability window.
Planning tips for buyers
- Expect resets after a sale. A seller’s capped assessed value and exemptions do not automatically carry over to you. Once you own and occupy the property and apply for homestead, your Save Our Homes protections start from your qualifying year.
- Ask about homestead history. Knowing whether the seller had homestead and a large Save Our Homes gap helps you understand why their tax bill might be lower than your first-year estimate.
- Mind the January 1 snapshot. A late-year purchase may be reflected in the upcoming assessment cycle. Your closing date around year-end can influence when new value data affects the assessment.
- Estimate thoughtfully. Use the Property Appraiser’s tools or a reliable calculator to model your potential taxes. Remember that millage rates and assessments can change each year.
Quick example
Here is a simple, illustrative scenario to show how the pieces fit together:
- Market value: 400,000 dollars.
- After Save Our Homes, the assessed value is 320,000 dollars.
- Homestead exemption reduces taxable value by 50,000 dollars, so taxable value is 270,000 dollars.
- If the total millage is 20 mills, annual taxes are 270,000 times 20 divided by 1,000, which equals 5,400 dollars.
This is only a hypothetical example. Your actual millage rates, exemptions, and assessed values will differ. Rely on your TRIM notice and the Property Appraiser for precise figures.
Make taxes work for you
A clear plan can save time and stress. Know your January 1 assessment date, review your TRIM notice in late summer, file homestead by March 1 if eligible, and watch the November billing and March 31 due date. If something looks off, start with an informal review, then use the Value Adjustment Board process if needed.
If you want help estimating taxes for a purchase, preparing to sell with portability in mind, or reviewing your TRIM notice, you do not have to go it alone. Reach out to Richard Sherrod for local guidance tailored to your situation. Schedule your free home valuation & consultation.
FAQs
What is the Save Our Homes cap in Florida?
- The Save Our Homes cap limits annual increases in the assessed value of a homesteaded property to the lesser of 3 percent or the change in the Consumer Price Index.
When do property tax bills arrive in Orange County?
- Orange County mails property tax bills in November, with payment generally due by March 31 of the following year.
What does a TRIM notice show in Orlando?
- The TRIM notice shows your proposed market and assessed values, exemptions, estimated taxes by taxing authority, and deadlines for appeals.
How do millage rates affect my bill?
- Each taxing authority sets a millage rate, and your total tax equals your taxable value multiplied by the combined millage divided by 1,000.
How do I apply for the homestead exemption?
- Submit an application to the Orange County Property Appraiser and file by March 1 for that tax year, with proof of ownership and residency.
How do I appeal my assessed value in Orange County?
- Start with an informal review at the Property Appraiser’s office; if unresolved, file a petition with the Value Adjustment Board by the deadline listed on your TRIM notice.
