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Updated 2025 Tax Year

Gadsden County
Property Tax Guide

Everything you need to know about property taxes in Gadsden 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
Base county rate 0.407%, varies by district and municipality combinations
1st Due
Nov 1
Exemptions
6+ Available
Section 1

How Property Tax Works

Property taxes in Gadsden County, Florida, are a critical source of funding for local government services, including schools, law enforcement, fire protection, roads, and other essential public services. The property tax system is administered through the Gadsden County Property Appraiser, who determines property values, and the Gadsden County Tax Collector, who handles billing and collection. The county operates under Florida's "Save Our Homes" constitutional amendment, which provides assessment protection for homestead properties.

Property tax rates in Gadsden County vary by location within the county due to different combinations of taxing authorities and special districts. The base county rate is 0.407%, but your total effective rate will depend on which school district, municipal boundaries, and special taxing districts your property falls within. Total effective rates typically range from approximately 1.2% to 1.8% of assessed value, depending on your specific location and applicable taxing jurisdictions.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
Gadsden County0.407%Base county operations, services, and administration
School District~0.75%Gadsden County School District operations and debt service
MunicipalVariesCity taxes (if applicable - Quincy, Havana, Chattahoochee, Midway, Greensboro)
Special DistrictsVariesFire districts, library districts, hospital districts, drainage districts
State-RequiredVariesVarious state-mandated assessments

Note: These rates apply to the FY 2024-2025 levy year. Your actual tax rate depends on which combination of taxing jurisdictions apply to your specific property location. Properties in incorporated cities will have additional municipal taxes, while rural properties may have different special district assessments. Contact the Gadsden County Property Appraiser for your property's specific tax rate breakdown.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Gadsden 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 Gadsden County are additional property tax assessments that occur when there are changes to a property's assessed value during the tax year. The most common triggers include change of ownership, completion of new construction, additions or improvements to existing structures, or corrections to the original assessment. When these events occur, the Property Appraiser issues a supplemental assessment to capture the change in taxable value.

Supplemental taxes are calculated by determining the difference between the new assessed value and the previous assessed value, then applying the applicable tax rate to that difference. The tax is prorated based on the number of months remaining in the fiscal year from the effective date of the change. For example, if you complete a $100,000 home addition in January and your total tax rate is 1.5%, you would owe a supplemental tax of approximately $375 (($100,000 × 0.015) × 3/12 months remaining in the fiscal year). Supplemental tax bills are typically mailed within 30-60 days of the assessment change and become due upon receipt.

Example Calculation

Example 1: $300,000 Home with Homestead Exemption

  • Market Value: $300,000
  • Homestead Exemption Applied: -$50,000
  • Net Taxable Value: $250,000
  • Tax Rate: 1.4% (example combined rate)
  • Annual Tax: $3,500
  • Monthly Escrow: ~$292

Example 2: $600,000 Home with Homestead and Senior Exemption

  • Market Value: $600,000
  • Homestead Exemption Applied: -$50,000
  • Additional Senior Exemption: -$50,000 (requires application)
  • Net Taxable Value: $500,000
  • Tax Rate: 1.4%
  • Annual Tax: $7,000
  • Monthly Escrow: ~$583

Example 3: $1,000,000 Investment Property (No Exemptions)

  • Market Value: $1,000,000
  • Exemptions Applied: $0 (investment property doesn't qualify for homestead)
  • Net Taxable Value: $1,000,000
  • Tax Rate: 1.4%
  • Annual Tax: $14,000
  • Monthly Escrow: ~$1,167

Note: All exemptions require application and approval. Tax rates vary by specific location within Gadsden County.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Gadsden County require property tax escrow accounts for borrowers with less than 20% down payment, though some lenders may require escrow regardless of down payment amount. Your lender collects monthly escrow payments along with your mortgage payment, typically equal to 1/12 of your annual property tax bill plus a cushion amount allowed by federal law. The lender holds these funds in a separate escrow account and pays your property taxes directly to the Gadsden County Tax Collector when they become due.

Property taxes in Gadsden County are due in full by March 31, with early payment discounts available (2% in January, 1% in February). Your lender will typically pay the full amount due by March 31 to avoid any penalties. After payment, you should receive a copy of the paid tax bill for your records. The lender is required to provide an annual escrow statement showing all deposits, payments, and account activity. If your property taxes increase or decrease significantly, your monthly escrow payment may be adjusted accordingly, and you may receive a shortage notice requiring additional payment or a refund if there's a surplus.

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 property taxes due in Gadsden County for FY 2024-2025? A: Property taxes are due in full by March 31, 2025. Early payment discounts are available: 2% discount in January and 1% discount in February. Taxes become delinquent on April 1.

Q: What homestead tax credit is available and how do I apply? A: The homestead exemption reduces your assessed value by up to $50,000 and caps annual assessment increases at 3% under Florida's Save Our Homes amendment. You must apply with the Gadsden County Property Appraiser by March 1st of the year you want the exemption to begin. This requires application - it is not automatic.

Q: Are there additional tax credits for seniors or disabled persons? A: Yes, additional exemptions may be available for seniors 65+ with limited income, disabled veterans, and totally disabled persons. These require separate applications with income documentation and must be filed by March 1st annually with the Property Appraiser's office.

Q: How is my property value determined and when can I appeal? A: The Gadsden County Property Appraiser assesses all properties as of January 1st each year. Assessment notices are typically mailed by August. You have 25 days from the mailing date to file an appeal with the Value Adjustment Board if you disagree with your assessment.

Q: What happens if I pay my property taxes late? A: Taxes become delinquent on April 1st and accrue interest at 1.5% per month. After two years of delinquency, the property may be subject to tax certificate sale and eventual tax deed proceedings.

Q: Can I pay my property taxes online? A: Yes, the Gadsden County Tax Collector accepts online payments through their official website. Credit cards, debit cards, and electronic checks are typically accepted, though convenience fees may apply.

Q: Do special districts affect my tax rate? A: Yes, your location determines which special districts apply to your property (fire districts, library districts, hospital districts, etc.). These can significantly impact your total tax rate and vary throughout the county.

Q: Is the Save Our Homes portability benefit available in Gadsden County? A: Yes, if you're moving from another Florida homestead property, you may be able to transfer up to $500,000 of your Save Our Homes benefit to your new Gadsden County homestead. You must apply within two years of establishing your new homestead.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
Gadsden County Property Appraiser – Official Website of the ...gadsdencountyfl.gov
02
State
financial statementsflauditor.gov
03
County
Florida County Property Tax Reportsumtercountyfl.gov
04
Tax Doc
Important Dates & Deadlines – Taxesflaglertax.gov
05
State
financial statementsflauditor.gov
06
Tax Doc
Tangible Personal Property Taxesflaglertax.gov
07
Tax Doc
CS/HB 1563 Homestead Property Tax Exemptions for ...flsenate.gov
08
CS/HB 7019 PCB WMC 24-03 Exemption of Homesteads ...flsenate.gov
09
Financial and Federal Single Auditflauditor.gov
10
State
BILL ANALYSIS AND FISCAL IMPACT STATEMENTflsenate.gov
All sources verified as of 2025 Tax Year

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