Let’s be real—property taxes aren’t the most exciting topic in real estate, but if you’re buying or selling a home in Palm Coast or anywhere in Flagler County, they’re one of those “fine print” items that can make a big difference in your bottom line. I’m David Stanley, a local neighbor and someone who believes you should know exactly what you’re getting into—no surprises.
How Are Property Taxes Calculated in Flagler County?
Here’s the honest scoop: Your property tax is based on your home’s assessed value (not the price you paid or what your neighbor sold for last year), multiplied by the millage rate set by local and county government. In Palm Coast, the 2025 average millage rate is around 16.3 (but it varies by area and special district).
For example:
If your assessed value is $400,000 and the millage is 16.3, here’s the math:
$400,000 ÷ 1,000 = 400
400 x 16.3 = $6,520 per year (before exemptions).
Homestead Exemption: Florida’s Little-Known Homeowner Bonus
If this is your primary Florida residence, you may qualify for up to a $50,000 homestead exemption—this can lower your tax bill substantially. First-time Florida buyers: Apply as soon as you move in or you’ll miss out for the year. Homestead also “locks in” your assessed value, so future tax hikes are capped.
How to file:
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Visit the Flagler County Property Appraiser’s site (it’s easier than you think!)
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Have your deed and driver’s license handy
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File by March 1 of the year after you move in
Important Stuff for Buyers
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Taxes are almost always re-assessed after you close. If the seller’s been in the home for years, expect your bill to be higher.
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Your lender usually collects taxes with your mortgage payment. Double check your escrow estimate before closing day.
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Want a real estimate? Send me the address and I’ll pull the latest tax records and any exemptions or CDD fees that might be hiding.
Things Sellers Should Know
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Any outstanding taxes or property liens have to be paid off at closing, period.
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If you’ve claimed homestead exemption, prorate your taxes with the buyer—your title company will handle this but I’ll walk you through every step so there are no end-of-sale surprises.
Tax Deadlines and Pro Tips
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Tax bills drop in November, due by March 31.
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Pay early for local discounts!
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Moving from out of state? Florida property taxes are different—especially with “Save Our Homes” caps and exemptions. I’ll explain it all with real numbers so you know what to budget.
Final Word
Property taxes don’t have to be confusing or stressful. If you want to understand your next tax bill, avoid unwelcome surprises, or just want a straight answer about buying or selling in Flagler County, call, text, or email any time. I’m here to help—not just to sell homes, but to make you feel good about your next move.
