True monthly cost of a home calculator

Property tax with a homestead, and with Amendment 3

The same home can carry very different property tax depending on whether it is your homestead, and on Amendment 3. Enter a price and a county above to compare.

• Today a homestead takes $25,000 off the value for every tax and another $25,000 off for taxes other than school taxes (that second $25,000 now rises with inflation, so the estimate is slightly high).
• Amendment 3 is on the November 3, 2026 ballot and needs 60 percent of the vote. If it passes, the homestead exemption from county, city and other non-school taxes rises to $150,000 in 2027 and $250,000 in 2028, then follows inflation. School taxes keep the $25,000 exemption. It also lowers the yearly cap on assessment increases for homes that are not homesteads from 10 percent to 5 percent.
• Who receives the higher exemption right away: people who are Florida residents on December 31, 2026, as soon as they homestead a home. People who become Florida residents later get today's exemption for four years and the higher one from their fifth year of homestead. The official ballot summary
• To receive a homestead exemption for a given year, the home must be your permanent residence on January 1 of that year, and you must apply to the county property appraiser by March 1.
• Already homesteaded in Florida? Part of your Save Our Homes savings may move with you to the new home (portability), which lowers the taxable value further; this estimate does not include it.
• This estimate uses the price as the first year's value. Cities, fire districts and other special districts can add to the county rate.

How the estimate is made

• Principal and interest: a fixed-rate loan of the price minus the down payment, paid monthly over the term you choose. Mortgage insurance, which lenders usually require with less than 20% down, is not included.
• Property tax: the county's total millage on the price (Manatee County 13.31 mills for 2025, Manatee County Property Appraiser, 2025 Final Adopted Millage Rates; Sarasota County 11.474 mills for 2025, Sarasota County Tax Collector, 2025 millage rates (certified 10/03/2025); Charlotte County 14.895 mills for 2025, Charlotte County Property Appraiser, 2025 Final Ad Valorem Rates (10/3/2025)), after taking off the homestead exemption you choose under "How you will own it" (none for a second home or a rental). Your first year's bill follows the previous owner's assessment, so it is only an estimate.
• Insurance: only the amount you enter, from quotes by local insurance agents. It varies too widely from home to home for a starting figure, since the roof, the windows, the flood zone, the elevation and the distance to the water all change it.
• HOA and CDD: the community's published amounts per year, divided by 12. HOA and CDD figures come from Parrish HOA and CDD costs by village, the midpoint of each published range.

Not included: mortgage insurance, utilities, maintenance, and closing costs. Figures as of October 13, 2026.

Janelle Mertins is a licensed Florida real estate agent (license SL3288209) with Compass. This page is information, not an appraisal, a loan offer, or legal or tax advice.