Here’s a guide for residents in Southwest Florida (SWFL)—including Lee, Collier, Charlotte, and surrounding counties—on practical steps you can take to mitigate increasing property taxes. Florida’s tax system offers several powerful tools and strategies that, if used correctly, can significantly reduce your annual bill or slow future increases.
1 Secure Every Property Tax Exemption You Qualify For Homestead Exemption
The most important step for most SWFL homeowners is to apply for the Florida Homestead Exemption. If your home is your primary residence, qualifying for homestead can reduce your taxable value by as much as $50,722 (first $25,000 applies to all taxes; an additional exemption up to ~$25,722 applies to non-school taxes). This significantly lowers your base on which tax rates are applied.
Key tips:
- Deadline: Typically file by March 1 each year with your county property appraiser.
- This exemption automatically renews annually as long as you maintain residency.
Other Exemptions
Florida offers additional exemptions that can apply to seniors, veterans (especially disabled veterans), widows/widowers, and individuals with disabilities—each of which can yield further savings. Be sure to check your county property appraiser’s site to see which ones apply to you.
2 Get the “Save Our Homes” Assessment Cap Working for You
Once your homestead exemption is in place, the Florida Save Our Homes (SOH) cap limits how much your assessed value (used for taxation) can rise each year. The cap is the lesser of 3% or the increase in the Consumer Price Index (CPI). That means even if your home’s market value surges, your taxable value can only increase modestly.
Why this matters:
Without SOH, non-homestead properties (like investment homes or second homes) can see much higher annual assessment increases—up to 10%—which leads to higher tax bills.
Tip: If you haven’t yet applied for homestead, do it as soon as possible. Even one year of protection under Save Our Homes can reduce future tax growth substantially.
3 Use SOH “Portability” When You Move
If you sell your current home and buy another in Florida, you don’t have to lose your accumulated tax savings. Florida allows homeowners to transfer their SOH benefit to a new homestead within a specific timeframe (typically up to two years).
This can be especially valuable in SWFL, where home values are high and rising. By transferring your low assessed value to a new, more expensive home, you prevent a big jump in your tax bill that would otherwise come from buying at current market rates.
4 Challenge an Incorrect Assessment
Often, tax increases happen because the assessed value of your property was set too high relative to market conditions or comparable sales.
How to contest your assessment
- Review your TRIM notice: You receive this in the fall each year showing your assessed and taxable values along with the millage rates.
- Check comparable sales: If similar homes nearby sold for less, that could be evidence your assessment is too high.
- File a Value Adjustment Board (VAB) appeal: Most counties have a VAB where you can formally protest your assessed value. Even simple evidence like recent sales data or photos of property issues can help.
- Taking action early—before deadlines—can reduce your taxes for that year and future years.
5 Be Strategic About Property Improvements
Major renovations like room additions, pools, or large upgrades can increase your home’s market value—and thus your assessed value—especially if not covered by an existing homestead cap.
Smart planning includes:
- Phasing renovations over multiple years so you don’t trigger a large reassessment all at once.
- Consult local appraisers before starting big projects to understand the likely tax impact.
6 Participate in Local Budget and Millage Decisions
Your property taxes don’t just depend on assessed value—they depend on millage rates set by local governments (county commissions, school boards, city councils, special districts). These entities vote annually on budgets and tax rates.
What you can do:
- Attend budget hearings and public meetings.
- Advocate for controlled spending and lower millage rates.
- Vote in local elections for candidates who align with your views on taxation.
- Active participation can help influence the rates that affect your final tax bill.
7 Consider Long-Term Legislative Changes
Florida’s tax laws can and do evolve. For example, there are ongoing proposals (for the 2026 ballot) to expand homestead exemptions, tweak the SOH cap, and broaden portability, which could offer future relief for homeowners.
While these changes aren’t guaranteed, staying informed and engaged with state tax policy can help you benefit from changes as they arise.
THE BOTTOM LINE IS THE BOTTOM LINE
Mitigating rising property taxes in SWFL is achievable through a combination of:
- Filing all exemptions (especially homestead),
- Leveraging the Save Our Homes cap and portability,
- Contesting excessive assessments,
- Planning improvements carefully,
- And engaging in local tax decisions.
By using these tools and staying proactive, homeowners can meaningfully manage and often reduce the growth of their property tax bills over time.
Don’t put this off… and yes it will be a pain in the rear end. In the long run; you will be pleased you took the time to save money in the future by being proactive today.
