Volusia County Property Taxes and Your Mortgage Payment

If you have a mortgage, you most likely pay your Volusia County property taxes a month at a time through an escrow account, and your servicer pays the bill each year. The amount depends on the home's assessed value, the exemptions you file for and the tax rates local governments set each year. This page explains each piece and links to the Volusia County Property Appraiser and Tax Collector for exact figures. We checked every rule and date on October 22, 2026.

Who does what

Two county offices handle your taxes:

• The Volusia County Property Appraiser sets your home's value, grants exemptions and mails the TRIM notice (your proposed tax notice) in mid-August.
• The Volusia County Tax Collector mails the bill on or before November 1 and collects the payment.

The county, school board, cities and special districts set the tax rates (millage) each year.

How property taxes get into your mortgage payment

Most lenders set up an escrow account at closing. Each month you pay one-twelfth of the yearly tax and insurance bills along with principal and interest, and your servicer pays the tax bill from that account. Federal rules let your servicer hold a cushion of up to one-sixth of the taxes and insurance it expects to pay from the account that year (CFPB, Regulation X 1024.17).

Your servicer reviews the account once a year. When your tax bill goes up, your monthly payment goes up with it, and a shortage can add to it for a year. A new exemption can bring it down.

Why your bill can jump after you buy

Florida resets a home's assessed value to its market value on January 1 of the year after it sells (Florida Statutes 193.155). A seller who owned the home for years may have an assessed value far below market value, plus a homestead exemption. You don't inherit either one.

That means the tax figure on a listing can understate what you'll pay. Before you make an offer, run the home's price through the Property Appraiser's tax estimator. It uses the 2026 tax rates. It doesn't include non-ad valorem charges, such as solid waste or stormwater fees, so add those from the current bill. Your lender will build escrow from a similar estimate.

The homestead exemption

If you own the home and live in it as your permanent home on January 1, you can file for the homestead exemption. File with the Volusia County Property Appraiser by March 1 of that year. If you miss the deadline, you lose the exemption for that year (Florida Statutes 196.011).

The exemption has two parts (Florida Statutes 196.031):

• The first $25,000 of assessed value is exempt from all property taxes, school taxes included.
• A second exemption applies to assessed value above $50,000, for non-school taxes only. Florida adjusts it for inflation each year, and for 2026 it is $26,411 (Florida Department of Revenue).

How to file in Volusia: the Property Appraiser accepts 2027 applications now, online or in person. You'll need Social Security numbers and proof of Florida residency, including a Florida driver's license or ID (Volusia online homestead filing). If you close in late 2026 and live in the home on January 1, 2027, file by March 1, 2027.

Veterans with a service-connected disability, surviving spouses and some other owners can qualify for more. See our page on disabled veteran property tax exemptions.

Save Our Homes: the cap on your assessed value

Once you have a homestead, Florida's Save Our Homes rule limits how much your assessed value can rise each year: 3% or the change in the Consumer Price Index, whichever is lower (Florida Statutes 193.155). For 2026 the cap is 2.7% (Florida Department of Revenue). The cap limits your assessed value, not your bill, since tax rates can still change.

Portability. If you're moving from another Florida homestead, you can carry up to $500,000 of the Save Our Homes difference to your new home. You must have had the old homestead on January 1 of one of the three years before, and you file Form DR-501T with your new homestead application (Volusia homestead exemption).

Rentals and second homes don't get Save Our Homes. Their assessed value can rise up to 10% a year instead (Florida Statutes 193.1555).

On the November 3, 2026 ballot

Florida voters will decide Amendment 3 (ballot position 3), which the Legislature placed on the ballot. It would raise the non-school homestead exemption starting in 2027 and lower the 10% cap on non-homestead assessments to 5%. Read the full text on the Florida Division of Elections site. We'll update this page after the election.

When the bill comes due, and the early-payment discount

The Volusia County Tax Collector mails bills on or before November 1. You get a discount for paying early (Volusia County Tax Collector due dates and discounts).

Taxes become delinquent on April 1, and the Tax Collector adds a 3% minimum charge.

With escrow, your servicer pays the bill. Ask it which month it pays, and check your annual escrow statement to confirm it did.

Without escrow, you pay the Tax Collector yourself. You can also apply for the quarterly installment plan by April 30 if your estimated taxes run over $100 (Florida Statutes 197.222).

Taxes at closing

Florida property taxes cover the calendar year and come due in November, after most of the year has passed. At closing, the seller usually credits you for the part of the year they owned the home, and your purchase contract sets the terms. Your lender also collects a few months of taxes up front to start the escrow account. Your Closing Disclosure lists both.

Volusia property tax questions

When are Volusia County property taxes due?

The Tax Collector mails bills on or before November 1. You get 4% off in November, down to none in March, and taxes become delinquent April 1.

Will my taxes stay the same as the seller's?

Not in most cases. Florida resets the assessed value to market value on January 1 after the sale, and the seller's homestead exemption ends.

How do I file for homestead in Volusia County?

File with the Volusia County Property Appraiser online or in person by March 1 of the first year you live in the home on January 1.

Does my mortgage payment change when my taxes change?

Yes, if you have escrow. Your servicer reviews the account each year and adjusts your monthly payment to match the new tax and insurance bills.

Disclosure: This article is general information only and is not a commitment to lend or tax advice. Tax rates, exemption amounts and deadlines change; figures checked against the Volusia County Property Appraiser and Tax Collector, Florida Statutes, the Florida Department of Revenue, the Florida Division of Elections and the Consumer Financial Protection Bureau on October 22, 2026. All loans are subject to credit approval and program guidelines. FLO Mortgage is licensed as a mortgage lender in Florida (MLD2621) and Georgia (#1835856), Company NMLS #1835856; Broker Owner Joy McCoy Flores, NMLS #1096400. Equal Housing Opportunity. 212 Moody Blvd, Flagler Beach, FL 32136. (386) 882-9980.