Florida property tax · 2025 rates

Hamilton County property tax rates by city

What a home buyer pays in property tax depends on which Hamilton County taxing district the home is in. Here is every district we track, with the year-1 tax on a typical purchase.

Hamilton County property tax at a glance

• Parcel-weighted average combined rate: 1.44%, about $5,760 a year on a $400,000 home.
• Rates range from 1.44% in unincorporated Hamilton County to 2.24% in Jasper, a $3,200 a year difference on the same $400,000 home.
• 4 taxing districts tracked for 2025.

City residents pay the city's millage on top of the county, school, and district levies; unincorporated areas pay county services and fire districts instead. Mailing addresses don't decide which rate applies. The parcel's taxing district does.

You'll pay about $5,760, not the seller's $3,150

Florida's Save Our Homes cap limits how fast a homesteaded owner's assessed value can rise: 3% a year or inflation, whichever is lower. When the home sells, the cap resets and the property is reassessed at market value for the new owner's first full tax year. The tax bill on the listing is the seller's capped bill, not yours.

Illustrative example in Hamilton County at 1.44%

• The seller bought 10 years ago for $200,000 and has had a homestead exemption since. With the 3% cap, their assessed value is at most about $268,800 today, even if the home is now worth $400,000.
• Seller's bill: about $3,150 a year (assessed value minus up to $50,000 homestead).
• Your bill after buying at $400,000: about $5,760 a year before exemptions, roughly 1.8× the seller's. With your own homestead exemption it can drop to about $5,040.

In real sales the seller's bill is often even lower, because the cap follows inflation when inflation is under 3%. Budget from the purchase price, never from the listing's tax line.

Homestead exemption: if the home is your permanent residence on January 1 and you apply with the county property appraiser by March 1, up to $50,000 comes off your taxable value (the second $25,000 doesn't apply to school taxes, so real savings are a bit lower). Your first homesteaded year also starts your own 3% Save Our Homes cap.

Not included: non-ad valorem assessments such as CDD fees, solid waste, stormwater, and some fire or lighting districts. They appear on the same tax bill as flat charges and can add a few hundred to several thousand dollars a year, especially in newer CDD communities.

Estimate your costs

• Hamilton County closing costs and tax escrow — free estimator
• Florida property tax rates by county

Checking a specific listing?

• House Detective — permit history, open code violations, flood forensics, and hidden red flags for a specific Hamilton County address
• Offer Recommender — the highest offer that wins without overpaying, from comparable sales and 40+ market signals

Rates are 2025 combined millage (all taxing authorities: county, school board, city, water management and special districts) from county property appraiser and tax collector millage sheets and Florida Department of Revenue taxing-authority reports. Estimates multiply the purchase price by the combined rate. The property appraiser's just value is often somewhat below the sale price, so treat these as a conservative budget, not a bill. Rates are set each fall, and your parcel's exact district can differ.