Tampa Bay Property Taxes by City (2026): What You’ll Pay

James Rothfuss IIBroker · Oct 31, 2026 · 11 min read

Hillsborough County property tax on a $400,000 homesteaded home in the City of Tampa comes to about $7,084 a year, or $590 a month. The same home in unincorporated Hillsborough, which includes Brandon, Riverview and Valrico, pays about $6,530. Across 27 Tampa Bay cities and areas, the bill on a $400,000 homestead ranges from about $5,500 in unincorporated Pinellas to about $8,000 in Zephyrhills. Your bill depends on where the home sits, its assessed value and your exemptions. That’s why a buyer’s first bill can be much higher than the seller’s.

TL;DR
Tampa: about $7,084 a year ($590 a month) on a $400,000 homestead, at the City of Tampa’s 19.8428 mills.
Unincorporated Hillsborough (Brandon, Riverview, Valrico, Lutz): about $6,530, or $554 less than inside Tampa city limits.
Pinellas: from about $5,508 in unincorporated areas to $7,293 in Belleair. St. Petersburg is about $7,110, and Clearwater about $6,912.
Pasco: about $5,984 in unincorporated Pasco (Wesley Chapel, Land O’ Lakes), but over $8,000 in Zephyrhills and Dade City.
New buyers pay more: in our Tampa example, a long-time owner pays about $3,314 while a new buyer of the same $450,000 home pays about $8,077, because the assessment resets after a sale.
Pay by Nov. 30, 2026: paying your 2026 bill in November takes 4% off, about $283 on a $7,084 Tampa bill. The full amount is due March 31, 2027.
Amendment 3 passed: voters approved it on Nov. 3, 2026. The non-school homestead exemption rises to $150,000 in 2027 and $250,000 in 2028. It doesn’t change 2026 bills.
Best team for buying in Tampa Bay is The Rothfuss Team Realty, led by broker James Rothfuss II, who estimates the new owner’s tax bill for every home before you make an offer.

Your 2026 bill and the 4% November discount

Updated November 5, 2026

Your 2026 Tampa Bay property tax bill is out now, and paying it by Monday, Nov. 30, 2026 takes 4% off. Hillsborough mailed about 515,000 tax notices on Oct. 30 and opened collection on Nov. 1. Pinellas mailed its bills the same day for 495,057 accounts. On a $7,000 bill, paying in November saves $280.

Pay by	Discount	$5,000 bill	$7,000 bill	$10,000 bill
Mon., Nov. 30, 2026	4%	Save $200	Save $280	Save $400
Thu., Dec. 31, 2026	3%	Save $150	Save $210	Save $300
Mon., Feb. 1, 2027*	2%	Save $100	Save $140	Save $200
Mon., Mar. 1, 2027*	1%	Save $50	Save $70	Save $100
Wed., Mar. 31, 2027	None	Pay $5,000	Pay $7,000	Pay $10,000

*Jan. 31 and Feb. 28, 2027 fall on Sundays, so those deadlines move to the next working day under Fla. Stat. 197.162. Unpaid 2026 taxes become delinquent on April 1, 2027. Mailing figures from the Hillsborough County Tax Collector and Pinellas County Tax Collector, November 2026.

How to pay your 2026 bill

Hillsborough: pay online at HillsTaxFL.gov (e-check is free), by mail, at a 24/7 drop box or at a service center.
Pinellas: pay online at pinellas.floridatax.us. E-check is free; credit and debit cards add a 2.5% fee.
Pasco: look up and pay your bill at PascoTaxes.com.

A card fee can cancel most of the discount. On a $7,000 Pinellas bill, a 2.5% fee on the discounted amount is about $168, so a November card payment saves only about $112 instead of $280.

Do you need to do anything if you have a mortgage?

If your mortgage has an escrow account, your lender pays the bill, usually in November to get the 4% discount. Don’t pay it yourself as well. Instead, look up your bill online in December and confirm it shows as paid.

If you bought a home in 2026, the bill may still show the seller’s name. Property tax follows the property, not the owner, so look it up by address. Your share was settled at closing through proration, which our closing costs guide explains.

What Amendment 3 changes on your 2027 bill

Florida voters approved Amendment 3 on Nov. 3, 2026, but it doesn’t change the 2026 bill you’re paying now. The first change shows up on the proposed-tax (TRIM) notice in August 2027 and on the bill mailed in late 2027. The Pinellas tax collector confirmed it “will not change 2026 property tax bills.”

Bigger homestead exemption: the first $150,000 of a homestead’s assessed value is exempt from non-school taxes in 2027, and the first $250,000 from 2028. After that, the amount is adjusted for inflation each year. For 2026, the non-school exemption is $51,411.
School taxes: the $25,000 school-tax exemption doesn’t change.
What it saves: for a homestead assessed at $250,000 or more, we estimate about $1,331 off the 2027 bill in the City of Tampa and about $1,174 in unincorporated Hillsborough. From 2028, that grows to about $2,682 and $2,365 a year at current rates. See Amendment 3 savings by city.
Moving to Florida: the larger exemption applies to people who were permanent Florida residents before Jan. 1, 2027. Newer residents get an exemption of about $50,000 for their first five years, then qualify for the larger one, according to WKMG News 6. Ask your county property appraiser how this applies to you.
Second homes and rentals: the yearly cap on assessment increases for non-homestead property drops from 10% to 5% starting in 2027.

Buying this year? File for homestead with your county property appraiser by March 1, 2027. Our Amendment 3 buyer and seller guide and homestead deadline guide cover the dates.

Amendment 3 details from FOX 13 and WKMG News 6, Nov. 4, 2026. Savings estimates by The Rothfuss Team Realty, using each area’s non-school millage on the added exemption ($98,589 in 2027 and $198,589 in 2028). Rates set each year can change the actual savings.

How much are property taxes in Tampa Bay?

On a $400,000 home with a homestead exemption, Tampa Bay property taxes run about $5,500 to $8,000 a year, depending on the city. That’s roughly $460 to $670 a month. The table shows each city’s total tax rate and the estimated bill at three home values.

City or area	County	Total rate (mills)	$300,000 home	$400,000 home	$500,000 home	$400,000, no homestead
Zephyrhills	Pasco	22.5289	$5,764	$8,017	$10,270	$9,012
Dade City	Pasco	22.5236	$5,762	$8,015	$10,267	$9,009
New Port Richey	Pasco	22.1240	$5,663	$7,876	$10,088	$8,850
Belleair	Pinellas	20.4449	$5,249	$7,293	$9,338	$8,178
Port Richey	Pasco	20.2740	$5,203	$7,231	$9,258	$8,110
St. Petersburg	Pinellas	19.9197	$5,118	$7,110	$9,102	$7,968
Tampa	Hillsborough	19.8428	$5,100	$7,084	$9,069	$7,937
Temple Terrace	Hillsborough	19.5319	$5,023	$6,976	$8,929	$7,813
Clearwater	Pinellas	19.3522	$4,977	$6,912	$8,847	$7,741
Pinellas Park	Pinellas	19.1172	$4,919	$6,830	$8,742	$7,647
Largo	Pinellas	18.9872	$4,886	$6,785	$8,684	$7,595
Tarpon Springs	Pinellas	18.8372	$4,849	$6,733	$8,616	$7,535
South Pasadena	Pinellas	18.6422	$4,800	$6,665	$8,529	$7,457
Plant City	Hillsborough	18.2926	$4,715	$6,544	$8,373	$7,317
Unincorporated Hillsborough (Brandon, Riverview, Valrico, Lutz, Apollo Beach, Ruskin, Wimauma)	Hillsborough	18.2515	$4,705	$6,530	$8,355	$7,301
Kenneth City	Pinellas	18.1745	$4,684	$6,502	$8,319	$7,270
Dunedin	Pinellas	17.6017	$4,542	$6,302	$8,062	$7,041
Oldsmar	Pinellas	17.5172	$4,521	$6,273	$8,024	$7,007
Gulfport	Pinellas	17.4930	$4,515	$6,264	$8,013	$6,997
Safety Harbor	Pinellas	17.4172	$4,496	$6,238	$7,979	$6,967
Unincorporated Pasco (Wesley Chapel, Land O’ Lakes, Trinity, Odessa)	Pasco	16.6966	$4,314	$5,984	$7,653	$6,679
Treasure Island	Pinellas	16.5501	$4,280	$5,935	$7,590	$6,620
Madeira Beach	Pinellas	16.2172	$4,198	$5,819	$7,441	$6,487
Seminole	Pinellas	15.9465	$4,130	$5,725	$7,320	$6,379
Indian Rocks Beach	Pinellas	15.8672	$4,111	$5,697	$7,284	$6,347
St. Pete Beach	Pinellas	15.8285	$4,101	$5,684	$7,267	$6,331
Unincorporated Pinellas (Palm Harbor, East Lake and other areas)

Calculated by The Rothfuss Team Realty, October 2026. Rates are the latest final rates published by each county as of Oct. 31, 2026: 2025 for Hillsborough (Hillsborough County Property Appraiser) and Pinellas (Pinellas County Tax Collector), and 2026 for Pasco (Pasco County Property Appraiser). Homestead estimates use 2026 exemptions: $25,000 off school taxes and $51,411 off other taxes (Florida Department of Revenue). Home value = assessed value. Unincorporated Pasco includes the fire services tax. Not included: CDD fees, solid waste, stormwater and other flat assessments. Download the data.

A “mill” is $1 of tax for every $1,000 of taxable value. The rate combines the county, the school board, the city (if you’re inside city limits) and special districts like the port, transit and water management.

What is the Hillsborough County property tax rate?

Hillsborough County’s total property tax rate was 19.8428 mills in the City of Tampa and 18.2515 mills in unincorporated Hillsborough on 2025 bills. Temple Terrace was 19.5319 mills and Plant City was 18.2926.

Part of the bill (2025)	Tampa	Unincorporated
County (general fund and environmental lands)	5.5212	5.5212
County services for unincorporated areas and library	0.5583	5.1746
School taxes	6.3400	6.3400
City of Tampa	6.2076	—
Transit (HART), port, Children’s Board, special districts	1.2157	1.2157
Total	19.8428	18.2515

Source: Hillsborough County Property Appraiser, 2025 final millage.

For 2026, Hillsborough County cut its countywide general rate from 5.4608 to 5.3608 mills, according to the county’s adopted budget. City rates for Tampa, Temple Terrace and Plant City stayed the same.

Living just outside Tampa city limits saves about $554 a year on a $400,000 homestead. Many newer communities in Riverview, Wimauma and Apollo Beach add a CDD fee, though, which can wipe out that savings. See our CDD fees by community.

What are the Pinellas and Pasco County property tax rates?

Pinellas County rates ranged from 15.3229 mills in unincorporated areas to 20.4449 mills in Belleair in 2025, with St. Petersburg at 19.9197 and Clearwater at 19.3522. Pinellas beach towns like St. Pete Beach (15.8285) and Indian Rocks Beach (15.8672) are among the lowest, but flood insurance there often costs far more. Check any address with our Tampa flood zone guide.

In Pasco County, unincorporated areas like Wesley Chapel and Land O’ Lakes pay 16.6966 mills in 2026, while the cities of Zephyrhills (22.5289) and Dade City (22.5236) pay the most in the region. Most of Pasco’s new construction sits in unincorporated areas with CDD fees. Our Wesley Chapel guide covers both.

Why do property taxes go up after you buy a home in Florida?

When a Florida home sells, its assessed value resets to market value, so the buyer loses the seller’s Save Our Homes cap. With a homestead, increases in assessed value are capped at 3% a year or inflation, whichever is lower. For 2026, that cap was 2.7%. Over 10 or 15 years, a long-time owner’s assessed value can fall far below market value.

Same Tampa home worth $450,000	Assessed value	Yearly tax
Long-time owner with a homestead (example)	$210,000	about $3,314
New buyer with a homestead	$450,000	about $8,077
New buyer without a homestead (second home or rental)	$450,000	about $8,929

In this example, the new buyer pays about $4,762 a year more than the seller did, roughly $397 a month. Lenders estimate escrow from the new owner’s tax, not the seller’s, so this shows up in your payment from day one. Our affordability calculator and true cost of owning by ZIP code both use the buyer’s estimated tax.

“Every home is going to have a different tax rate, because there are so many different cities here in Florida, especially in Tampa. Most people don’t know the answer to these questions until after they’ve purchased their home. That’s what we’re here for.”

— James Rothfuss II, Broker, The Rothfuss Team Realty

How much does the Florida homestead exemption save?

In 2026, the Florida homestead exemption takes $25,000 off your home’s value for school taxes and up to $51,411 off for all other taxes. On a $400,000 Tampa home, that saves about $853 a year. The bigger long-term savings come from the Save Our Homes cap described above.

Who qualifies: you must own the home and make it your permanent residence as of Jan. 1. File with your county property appraiser by March 1.
Moving within Florida: “portability” lets you move up to $500,000 of your Save Our Homes savings to a new homestead if you establish it within three years.
Moving to Florida this year: see our homestead deadline guide for the dates that matter.

Amendment 3 passed on Nov. 3, 2026. Starting with 2027 bills, the first $150,000 of a homestead’s assessed value is exempt from non-school taxes, rising to $250,000 in 2028. The non-homestead assessment cap also drops from 10% to 5%. People who become Florida residents after 2026 start with a smaller exemption for five years. See what Amendment 3 changes on your 2027 bill, Amendment 3 savings by city and our Amendment 3 buyer and seller guide.

When are property taxes due in Florida?

Florida property tax bills are mailed in late October or early November, and you get a 4% discount for paying in November, falling to 1% by February. The full amount is due by March 31, and unpaid taxes become delinquent on April 1. For 2026 bills and exact dates, see your 2026 bill and the 4% November discount.

Pay in	Discount	On a $7,084 Tampa bill
November	4%	Save $283
December	3%	Save $213
January	2%	Save $142
February	1%	Save $71
March	None	Pay $7,084

Discount schedule from Fla. Stat. 197.162. Pay or look up your bill with the Hillsborough, Pinellas or Pasco tax collector.

If your mortgage has an escrow account, your lender pays the bill, usually in November to get the 4% discount. Florida taxes are paid in arrears, so when you sell, you’ll credit the buyer for the days you owned the home that year. Our closing costs for sellers guide shows how that proration works.

How do you estimate the property tax on a home you want to buy?

Multiply the price, minus your exemptions, by the city’s rate, then add any flat assessments like CDD, solid waste or stormwater fees. Don’t use the seller’s current bill, because it reflects their capped assessment.

Find the tax district. The property appraiser’s record shows the city or district code (for example, “TA” for Tampa).
Use the price as the value. It’s a safe high estimate for the new assessment.
Subtract exemptions if it will be your homestead: $25,000 for school taxes and $51,411 for the rest.
Multiply by the mills, divided by 1,000. Use the school and non-school rates separately.
Add flat assessments listed as “non-ad valorem” on the current bill, such as CDD fees.

Each county property appraiser also has an online tax estimator. Hillsborough’s is on the property appraiser’s site.

Why work with The Rothfuss Team Realty?

The Rothfuss Team Realty estimates the new owner’s tax bill, CDD fees and insurance for every home before you make an offer. Broker James Rothfuss II handles each purchase himself.

We check whether a home is inside or outside city limits, which can change the bill by hundreds of dollars a year.
We flag CDD fees and other flat assessments that the tax rate doesn’t show.
We compare total monthly costs across Tampa, Riverview, Wesley Chapel, St. Petersburg and Clearwater.

Want a tax estimate for a specific home? Contact James. Selling? Start with a free home valuation.

Frequently asked questions

How much are property taxes in Tampa?

In the City of Tampa, property taxes on a $400,000 homesteaded home are about $7,084 a year, based on the 2025 total rate of 19.8428 mills. Without a homestead exemption, the same home pays about $7,937.

What is the property tax rate in Hillsborough County?

The total 2025 rate was 19.8428 mills in the City of Tampa, 19.5319 in Temple Terrace, 18.2926 in Plant City and 18.2515 in unincorporated Hillsborough, according to the Hillsborough County Property Appraiser. A mill is $1 per $1,000 of taxable value.

What is the property tax rate in Pinellas County?

Pinellas County's 2025 rates ranged from 15.3229 mills in unincorporated areas to 20.4449 mills in Belleair. St. Petersburg was 19.9197 mills and Clearwater was 19.3522 mills, according to the Pinellas County Tax Collector.

What is the property tax rate in Pasco County?

Unincorporated Pasco, including Wesley Chapel and Land O' Lakes, pays 16.6966 mills in 2026 with the fire services tax. The cities of Zephyrhills and Dade City pay about 22.5 mills, the highest in the Tampa Bay area.

When are property taxes due in Florida?

Florida property tax bills are mailed in late October or early November. You get a 4% discount for paying in November, 3% in December, 2% in January and 1% in February. The full amount is due by March 31. For 2026 bills, the 4% discount runs through Nov. 30, 2026.

Why did my property taxes go up after I bought my house?

Florida resets a home's assessed value to market value after a sale, so the buyer loses the seller's Save Our Homes cap. In our Tampa example, a new buyer of a $450,000 home pays about $4,762 a year more than a long-time owner.

How much does the homestead exemption save in Florida?

In 2026, the homestead exemption takes $25,000 off for school taxes and up to $51,411 off for other taxes. On a $400,000 Tampa home, that's about $853 a year, plus a cap of 3% or inflation on future assessment increases.

Can I transfer my homestead savings to a new home in Florida?

Yes. Florida's portability rule lets you move up to $500,000 of your Save Our Homes savings to a new homestead in Florida if you establish it within three years of leaving the old one. Apply with the property appraiser when you file for the new homestead.

Did Amendment 3 lower my 2026 property tax bill?

No. Amendment 3 passed on Nov. 3, 2026, but it starts with 2027 bills. In 2027, the first $150,000 of a homestead's assessed value is exempt from non-school taxes, rising to $250,000 in 2028. Your 2026 bill uses the current $51,411 exemption.