Property Taxes: Escambia vs Santa Rosa—Buyer Basics

Shopping homes around Cantonment and comparing neighborhoods across the county line? Your annual property tax could look different in Escambia versus Santa Rosa even if the homes seem similar. You want a simple way to estimate your bill and avoid surprises at closing. This guide breaks down the basics, local differences, timelines, and quick math so you can budget with confidence. Let’s dive in.

Florida property tax basics

Millage and mills

Millage is the rate that taxing authorities use to calculate your property tax. One mill equals one dollar for every $1,000 of taxable value. To estimate tax from mills, use this formula: tax = (taxable value ÷ 1,000) × millage rate.

Your total bill is the sum of every authority that taxes your parcel. That can include the county, the school district, a city if you are inside municipal limits, and special districts.

Market, assessed, taxable value

Market value is the property appraiser’s estimate of what your home is worth. Assessed value is the figure the county uses to start your tax calculation. Taxable value equals assessed value minus any exemptions and adjustments.

For homestead properties, the Save Our Homes cap limits how much the assessed value can rise each year. The limit is the lower of 3% or the change in the Consumer Price Index. The difference between market value and the capped assessed value is your Save Our Homes benefit.

Homestead exemption

If you live in the home as your primary residence and qualify, the standard Florida homestead exemption can reduce your taxable value by up to $50,000. You must apply with the county property appraiser and meet residency and filing deadlines. Homestead status influences both your taxable value and your future Save Our Homes cap.

Save Our Homes cap

Once you have homestead, the Save Our Homes cap helps keep year-over-year taxable value increases in check. Over time this can create a gap between market value and assessed value. That gap is the savings that cushions your tax bill as values rise.

Portability when you move

If you had a Save Our Homes benefit on a prior Florida homestead, you may be able to transfer part of that savings to your new homestead. This portability reduces the new home’s taxable value subject to rules and timelines. You apply with the county property appraiser after your purchase and residency.

If you are moving from out of state or from a Florida home without a saved benefit, you will not have portability. Your new home’s initial taxable value will follow the appraiser’s assessed value minus any exemptions you qualify for.

Non-ad valorem assessments

Not all charges on your tax bill are based on value. Non-ad valorem assessments fund services like solid waste, fire protection, stormwater, or street lighting. These charges can be a flat fee per parcel or calculated by a unit like an equivalent residential unit.

They usually appear on the annual tax bill and can be liens on the property. Always review the parcel details and look for these line items, because they add to your total yearly cost.

Escambia vs Santa Rosa differences

Different millage mix

Escambia and Santa Rosa have separate taxing authorities. Each county sets its own county commission millage and school district millage. Depending on where you buy, you may also have municipal or special district levies. Even with the same taxable value, total bills can differ because the mix of millage rates is not identical.

Assessment practices

Each county also uses its own non-ad valorem assessments and methods. One neighborhood might have a fire protection MSTU funded by an annual assessment, while another area funds fire services differently. The amounts and calculation methods can vary by county and by district.

Administration and appeals

Both counties follow Florida law, but they administer filings and appeals separately. Homestead applications, portability forms, TRIM notices, and Value Adjustment Board petitions are handled by the respective county offices. Deadlines and online systems can differ.

Timeline and payment windows

TRIM notices

In mid to late summer, the property appraiser mails the TRIM notice, which shows your proposed value, exemptions, and each taxing authority’s proposed millage. Use this notice to verify your property details and note hearing and appeal dates.

If something looks off, contact the property appraiser promptly. The TRIM notice is your early window to ask questions or file a petition.

Final millage adoption

County commissions, school boards, and other authorities adopt final millage rates at public hearings, typically in September. Final rates may differ from the proposed numbers on your TRIM notice. The adopted millage is what sets your actual tax.

Tax bills and discounts

Tax collectors mail annual bills in the fall, often in November. Florida offers early payment discounts that decline each month through March. Taxes become delinquent in April if unpaid. Penalties, interest, and tax certificate sales can follow delinquency.

Buying mid-year and proration

A sale does not split the tax year in the eyes of the county. The tax bill covers the entire calendar year. At closing, taxes are usually prorated between buyer and seller based on the closing date. The seller typically owes for the portion of the year they owned the home, and the buyer covers the remainder.

Title companies handle the math and follow local customs. Check your closing statement to confirm how proration is calculated.

Examples and quick math

Example A: One-year estimate

• Market value: $300,000
• Homestead exemption: $50,000
• Taxable value: $250,000
• Hypothetical combined millage: 20.00 mills
• Tax from mills: ($250,000 ÷ 1,000) × 20.00 = $5,000
• Non-ad valorem assessments: $450
• Estimated total bill: $5,450

If you have a Save Our Homes cap from prior years, your taxable value could be lower than market value. That would reduce the tax from mills.

Example B: Proration at closing

• Annual bill: $5,450
• Closing date: June 15
• Daily tax: $5,450 ÷ 365 ≈ $14.93
• Seller’s share for Jan 1 through June 15 (166 days): ≈ $2,477
• Buyer’s share for the remainder: ≈ $2,973

Local custom determines credits or charges on the closing statement. Final numbers adjust when the actual bill arrives.

Example C: Moving with portability

• Seller’s prior home: market value $350,000; assessed value $280,000
• Save Our Homes benefit: $70,000
• Buyer with an eligible SOH benefit may transfer part of that savings to the new homestead, lowering the new taxable value after filing.

Cantonment buyer checklist

Before you write an offer

• Confirm the parcel’s county and pull the parcel page on the correct property appraiser site.
• Note the current assessed value, exemptions, and any listed non-ad valorem assessments.
• Ask about any existing municipal or special district charges that appear on the annual bill.

During contract and escrow

• Ask if the seller currently claims homestead on the property.
• Confirm how taxes will be prorated at closing with your title company.
• Request the current tax bill and confirmation of any unpaid assessments or liens.

After closing

• If the home is your primary residence, file for homestead as soon as you are eligible.
• If moving from another Florida homestead, ask about Save Our Homes portability and application deadlines.
• Save your TRIM notice when it arrives for your records and to verify details.

Common cautions

• Total tax bills can change year to year with market value shifts, adopted millage changes, and updates to assessments.
• New special districts can form and add assessments after a neighborhood is built.
• Exact dates and dollar amounts are set locally. Always verify with the appropriate county offices for the current year.

Ready for local guidance

If you want a clear estimate for a specific address in or near Cantonment, a quick look at the parcel details and recent TRIM data goes a long way. I can help you compare Escambia and Santa Rosa neighborhoods side by side so you understand the total cost of ownership before you write an offer. When you are ready, reach out for a quick, no-pressure consult with William Maybin.

FAQs

How property tax works in Cantonment

• Property tax is based on taxable value multiplied by combined millage from all taxing authorities, plus any non-ad valorem assessments that appear on the annual bill.

Homestead exemption in Escambia and Santa Rosa

• If you make the home your primary residence and qualify, homestead can reduce taxable value and activate the Save Our Homes cap for future years.

Save Our Homes portability when moving

• You may transfer part of your saved benefit from a prior Florida homestead to your new homestead if you apply on time with the county property appraiser.

TRIM notice timing and purpose

• TRIM notices arrive in mid to late summer and list proposed values and millage; review your details and note deadlines for hearings or appeals.

Paying property taxes and discounts

• Bills typically mail in the fall with early payment discounts through March; taxes become delinquent in April if unpaid.

Taxes when you buy mid-year

• The tax bill covers the full year and is usually prorated at closing so the seller pays their share through the closing date and you pay the remainder.