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Updated 2025 Tax Year

Franklin County
Property Tax Guide

Everything you need to know about property taxes in Franklin County, FL. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Quick Facts
Tax Rate
0.36% county rate, total effective rate varies by district (typically 1.2-1.8% including school & municipal)
1st Due
Nov 1
Exemptions
6+ Available
Section 1

How Property Tax Works

Franklin County, Florida operates under the state's property tax system, which serves as the primary funding mechanism for essential local services including public safety, schools, infrastructure, and county operations. Located in Florida's Big Bend region, Franklin County is classified as a fiscally constrained county, which affects certain state funding distributions but does not change the basic property tax structure. The county's property tax rate for levy year 2025 is 0.0035550 (approximately 0.36%), though this represents only the county portion of total property taxes.

Property owners in Franklin County should understand that their total effective tax rate varies significantly based on their specific location within the county due to additional assessments from school districts, municipal governments, and special taxing districts. The combined effective rate typically ranges from approximately 1.0% to 1.3% of assessed value, depending on the applicable taxing districts. Property values are determined by the Franklin County Property Appraiser, and Florida's "Save Our Homes" constitutional amendment provides assessment growth limitations for homestead properties.

Section 2

What Makes Up Your Tax Bill

ComponentRate (per $1,000)Description
Franklin County3.5550Base county operations, services
School District~7.500Franklin County School Board levy
Northwest Florida Water Management~0.2847Water management district
Municipal (if applicable)VariesCity taxes for incorporated areas
Special DistrictsVariesFire districts, lighting districts, etc.

Rates shown are for levy year 2025 and may vary by specific location within Franklin County. Municipal rates apply only to properties within city limits. Special district rates vary significantly based on services provided in each area. Total combined rates typically range from 10.00 to 13.00 mills ($10.00-$13.00 per $1,000 assessed value) depending on location and applicable districts.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Franklin County, property taxes are due in two installments:

First Installment
Nov 1
Delinquent after Dec 10
Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Franklin County are additional property tax bills issued when there are mid-year changes to property ownership, new construction completion, or significant property improvements that increase assessed value. These taxes are calculated based on the difference between the old and new assessed values, prorated for the remaining portion of the tax year. For example, if a property owner completes a major renovation that increases the assessed value by $100,000 and the work is completed in January, they would receive a supplemental tax bill for the increased assessment covering the remaining 10 months of the fiscal year.

Supplemental taxes become due immediately upon issuance and follow the same payment schedule as regular property taxes. Property owners typically receive supplemental bills within 30-60 days after the triggering event is recorded with the Property Appraiser's office.

Example Calculation

Example 1: $300,000 Home with Homestead Exemption

  • Market Value: $300,000
  • Homestead Exemption: -$50,000 (requires application)
  • Net Taxable Value: $250,000
  • Annual Tax (at 1.1% effective rate): $2,750
  • Monthly Escrow: $229

Example 2: $600,000 Home with Homestead Exemption

  • Market Value: $600,000
  • Homestead Exemption: -$50,000 (requires application)
  • Net Taxable Value: $550,000
  • Annual Tax (at 1.1% effective rate): $6,050
  • Monthly Escrow: $504

Example 3: $1,000,000 Investment Property

  • Market Value: $1,000,000
  • Exemptions Applied: $0 (no homestead for investment property)
  • Net Taxable Value: $1,000,000
  • Annual Tax (at 1.1% effective rate): $11,000
  • Monthly Escrow: $917

Note: All exemptions require annual application with the Franklin County Property Appraiser. Effective rates vary by location within the county.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Franklin County require property tax escrow accounts to ensure timely payment of property taxes. Lenders typically collect 1/12th of the estimated annual property tax bill with each monthly mortgage payment, depositing these funds into a dedicated escrow account. Since Franklin County property taxes become due November 1st each year, lenders usually make payments during the discount period (January for 2% discount or February for 1% discount) to minimize costs.

Property owners should verify that their lender has current tax information, especially after assessment changes or when exemptions are newly approved. Lenders are required to provide annual escrow statements showing account activity and any required adjustments. If property taxes increase significantly due to rising assessments or new special district taxes, monthly escrow payments may be adjusted, and owners may need to pay escrow shortfalls.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are Franklin County property taxes due for the current fiscal year? A: Property taxes become due November 1st and are delinquent if not paid by March 31st. Early payment discounts are available: 2% discount if paid in January, 1% discount if paid in February.

Q: What is the homestead exemption and how do I apply? A: The homestead exemption reduces your taxable assessed value by up to $50,000 for your primary residence. You must apply annually with the Franklin County Property Appraiser by March 1st. This is an exemption that reduces assessed value, not a tax credit.

Q: Does the Save Our Homes benefit apply automatically? A: No, Save Our Homes (SOH) benefits that cap annual assessment increases at 3% require you to have an approved homestead exemption. You must file for homestead exemption to receive SOH protection.

Q: How can I pay my property taxes online? A: Contact the Franklin County Tax Collector's office for current online payment options and accepted payment methods.

Q: What happens if I pay my property taxes late? A: Interest begins accruing April 1st at 1.5% per month. Properties become subject to tax certificate sales if taxes remain unpaid for two years.

Q: When are properties reassessed in Franklin County? A: The Property Appraiser assesses all properties annually as of January 1st. Assessment notices are typically mailed by August, with appeal deadlines in September.

Q: Are there other tax credits available besides homestead exemption? A: Yes, including senior exemptions, disability exemptions, and veteran exemptions. All require separate applications with specific eligibility requirements and deadlines. Contact the Property Appraiser for details.

Q: How do special district taxes affect my bill? A: Special districts for services like fire protection, lighting, or drainage add to your total tax rate. These vary significantly by location within Franklin County.

Q: Can I appeal my property assessment? A: Yes, you can file an appeal with the Franklin County Value Adjustment Board. Appeals must typically be filed by September 15th following the assessment notice.

Q: What if my mortgage company pays my taxes incorrectly? A: Contact both your lender and the Franklin County Tax Collector immediately to resolve payment errors and avoid penalties or interest charges.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
Financial and Federal Single Auditflauditor.gov
02
Tax Doc
2025 Local Discretionary Sales Surtax Rates in Florida's ...edr.state.fl.us
03
Real Property Information - Auditorauditor.franklincounty24.us
04
County
Franklin County, Florida Vance CPA, LLCflauditor.gov
05
Tax Doc
Important Dates & Deadlines – Taxesflaglertax.gov
06
The 2025 Florida Statutesleg.state.fl.us
07
Tax Doc
CS/HB 1563 Homestead Property Tax Exemptions for ...flsenate.gov
08
Tax Doc
CS/CS/HB 1563 Homestead Property Tax Exemptions for ...flsenate.gov
09
ORIGINAL APPLICATION FOR HOMESTEAD EXEMPTIONSpbcpao.gov
10
County
Franklin County, Florida Vance CPA, LLCflauditor.gov
All sources verified as of 2025 Tax Year

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