Quick answer: The seller's tax bill often reflects a capped assessment under Save Our Homes, not the price you paid. When a homestead changes ownership, its assessed value generally resets to just value as of the next January 1. Non-ad valorem charges, such as special assessments and some CDD fees, are billed separately and are not based on millage. The additional homestead exemption was $26,411 for 2026. Amendment 3 on the November 3, 2026 ballot would change the non-school exemption starting in 2027 if approved. Treat any estimate as hypothetical, and confirm with the property appraiser and a CPA.
Buyers in Florida often see a listing with last year's tax bill and assume that is what they will pay. That is the most common surprise in a home purchase here, and it is not a trick. It comes from how Florida assesses property after a sale and from the way the seller's bill is built. This article explains the rules, walks through a hypothetical example, and lists what to check before you use any tax number in your budget.
Save Our Homes
For a homestead, the assessed value cannot rise by more than the lower of 3 percent or the change in the consumer price index in a given year (s. 193.155(1)). That cap is why a long-term owner's bill can be far below what a new buyer would pay. When ownership changes, the property is assessed at just value as of January 1 of the year after the change, with listed exceptions for certain transfers, such as transfers between spouses (s. 193.155(3)(a)). Under portability, up to $500,000 of the prior homestead's benefit may carry to a new homestead in certain cases (s. 193.155(8)). Whether a buyer qualifies for portability depends on the facts, so ask the property appraiser.
Properties that are not homesteads
Residential property that is not assessed under the homestead rules has its annual assessed-value increase capped at 10 percent under s. 193.1555. A change of ownership or control resets it to just value as of January 1 of the following year (s. 193.1555(5)). The statute's definitions decide which residential properties qualify, and I did not fully resolve that question for every property type. Ask the property appraiser how the parcel is classified.
Exemptions
A homestead owner receives a base exemption of $25,000 that applies to all levies (see Manatee County's property appraiser FAQ for the structure). An additional exemption applies to assessed value above $50,000 for non-school levies. The Department of Revenue's inflation adjustment set that additional amount at $25,722 for 2025 and $26,411 for 2026. The 2027 figure has not been published in the sources I reviewed.
Non-ad valorem charges
Non-ad valorem assessments are charges not based on millage. Florida collects them on the combined tax notice, and they can carry the same nonpayment consequences as ad valorem taxes, including tax certificates and tax deed sales (s. 197.3632). CDD fees are a common example. A Miami-Dade Property Appraiser FAQ explains that CDD fees are non-ad valorem assessments that appear on the TRIM notice and the November bill and remain in place unless the services are performed or transferred to a local government. A sale price does not automatically cover them. That FAQ is a Miami-Dade source, so confirm how the St. Lucie County and Port St. Lucie charges apply to a specific parcel.
The 2026 millage, proposed
The St. Lucie County Property Appraiser's table lists proposed 2026 rates. For the city of Port St. Lucie, the operating rate of 4.6107 mills plus voted debt of 0.2643 mills totals 4.8750 mills. Other proposed rates include the county general fund at 4.0441 mills, school required local effort at 2.9970 mills, school capital at 1.5000 mills, school discretionary at 0.7480 mills and the school voter referendum at 1.0000 mill. The city's council approved its rate at a July workshop, and budget adoption was set for September. I did not confirm final adoption, so treat these as proposed figures.
A hypothetical example
Assume the seller's homestead assessed value is $200,000 after Save Our Homes. The buyer's January 1, 2027 just value is set at $420,000, and the buyer qualifies for homestead. Use the city levy only, which is not a full bill. The seller's exemption-adjusted city levy is about $724.37, calculated as $200,000 minus $25,000 minus $26,411, times 4.8750 mills. The buyer's first-year city levy with homestead is about $1,796.87, calculated as $420,000 minus $25,000 minus $26,411, times 4.8750 mills. Without homestead, the buyer's city levy on the same value would be $2,047.50. The example uses the 2026 additional exemption because the 2027 figure is not yet published. It leaves out the county, school, CDD, PACE and other assessments, and it does not include Amendment 3, which is on the November 3, 2026 ballot. You can read more in our Amendment 3 post.
Why the county estimator is not enough
The St. Lucie County Property Appraiser's tax estimator uses 2024 final millage rates, handles only 0 or 100 percent homestead, assumes assessed value equals market value, and states that it does not and will not provide actual taxes. Use it to understand the structure, not to budget. Do not cite its millage as current.
What to check before you rely on a tax number
Pull the parcel record from the property appraiser. Ask the seller for the most recent tax bill and identify each line. Ask whether any non-ad valorem or CDD charge applies. Confirm whether the buyer will file for homestead, and by when. Then compare your estimate with the lender's escrow analysis, because the escrow figure can rely on the seller's old bill.
Keep the example in its place
The example is hypothetical. I cannot tell any buyer what their taxes will be, and the property appraiser and a CPA are the right sources for that. Please do not present a seller's bill as the buyer's expected bill. And I avoid saying that a particular neighborhood is more or less affordable for any group of buyers. The question is what this home will cost you, not who should live there.
Questions buyers ask about property taxes after a sale
Will my taxes rise after I buy?
Often, yes. A homestead's assessed value generally resets to just value as of January 1 after a change of ownership, rather than staying at the seller's capped value. Confirm with the property appraiser.
Does the seller's homestead cap carry over?
Not automatically. Portability under s. 193.155(8) can carry part of the prior benefit in certain cases, so ask the property appraiser whether the buyer qualifies.
What is the 2026 additional homestead exemption?
The Department of Revenue's inflation-adjusted figure for 2026 is $26,411 for the additional non-school exemption above $50,000. The 2027 figure had not been published in the sources I reviewed.
Are CDD or special assessments capped?
Non-ad valorem assessments are not based on millage. Whether any cap applies to a particular St. Lucie charge was not verified, so ask the district or the property appraiser.
Where should buyers check?
The property appraiser's records and the seller's most recent tax bill or TRIM notice are the best starting points. Treat the county estimator as a rough guide only.
Talk with William. Want to know what a home's taxes will look like after closing? Send me the listing and the seller's most recent tax bill. I will help you list the lines to confirm with the property appraiser and the questions for your CPA. Call or text (772) 800-2274 or send a message.
General information, not tax, legal, lending or financial advice. The worked example is hypothetical and covers the city levy only. Tax rates are proposed unless stated otherwise. Confirm amounts with the St. Lucie County Property Appraiser and a CPA. Statute and Department of Revenue references are as reviewed on October 20, 2026. William Merchant, REALTOR®, RE/MAX Gold. Each RE/MAX office is independently owned and operated. Equal Housing Opportunity.
Sources
- Florida Statutes 193.155, Homestead assessments (2025)
- Florida Statutes 193.1555, Assessment of non-homestead residential property (2025)
- Florida Statutes 197.3632, Uniform method for levy of non-ad valorem assessments (2025)
- Florida Department of Revenue: Constitutional Amendment 5 annual inflation adjustment to homestead exemption (Bulletin PTO 24-20)
- Florida Department of Revenue: CPI homestead exemption adjustment table
- Manatee County Property Appraiser: Proposed 2026 Florida property tax amendment FAQ
- St. Lucie County Property Appraiser: Taxing authority rates and hearing information (2026 proposed)
- St. Lucie County Property Appraiser: Tax estimator
- Miami-Dade Property Appraiser: Community development district FAQ (Miami-Dade, not St. Lucie)
- City of Port St. Lucie: City Council lowers millage rate for 11th straight year (2026)
