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Updated 2025 Tax Year

Holmes County
Property Tax Guide

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

7 Official Sources
8 min read
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Quick Facts
Tax Rate
39.6 mills (3.96% baseline), varies by location and special districts
1st Due
Nov 1
Exemptions
5+ Available
Section 1

How Property Tax Works

Holmes County, Florida operates under the state's property tax system to fund essential local services including public schools, law enforcement, fire protection, road maintenance, and county operations. Property taxes in Holmes County are administered by the Property Appraiser for assessment purposes and the Tax Collector for billing and collection. The county's effective tax rate for 2025 is approximately 39.6 mills (3.96%), though this represents a baseline rate that can vary significantly based on your property's location within the county.

Actual tax rates vary by location due to special taxing districts such as municipal governments, school districts, water management districts, and other local service areas. Properties within city limits typically face additional municipal taxes, while rural properties may be subject to different special district assessments. The total effective rate for individual properties can range from the base county rate to significantly higher depending on the combination of taxing authorities that serve each specific location.

Florida's "Save Our Homes" constitutional amendment provides important protections for homestead properties, capping annual assessment increases at 3% or the Consumer Price Index, whichever is lower. However, these benefits require proper application and are not automatically applied to new property owners.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County General Fund~12.5Basic county services, administration, public safety
School District~18.0Public education funding (largest component)
State-Required Levies~2.1State-mandated assessments
Northwest Florida Water Management~0.3Regional water resource management
Municipal TaxesVariesAdditional taxes for incorporated areas only
Special DistrictsVariesFire districts, library districts, other local services
Base Total39.6Combined rate before municipal/special districts

Note: These rates apply to the 2025 tax year and are subject to annual changes. Properties within city limits (Bonifay, Esto, Noma, Ponce de Leon, Westville) will have additional municipal rates. Special taxing districts can add 1-5 mills depending on location and services provided. Contact the Holmes County Property Appraiser at (850) 547-1108 for location-specific rate information.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Holmes 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 Holmes County are additional property tax assessments issued when property changes ownership, undergoes new construction, or experiences significant improvements during the tax year. These are governed by Florida Statutes Chapter 195.087 and are calculated based on the difference between the old and new assessed values, prorated for the remaining months in the tax year.

Common triggers include: property sales that remove Save Our Homes caps, completion of new construction projects, major renovations that increase property value, and changes in property use classification. The supplemental assessment captures the increased tax liability from the date of change through March 31st of the tax year. For example, if a property sells in January and loses its Save Our Homes cap protection, causing the assessed value to jump from $200,000 to $400,000, a supplemental tax bill would be issued for the additional tax on the $200,000 increase for the remaining months of the tax year. Supplemental tax bills are typically mailed within 60-90 days of the triggering event and follow the same payment schedule and discount structure as regular tax bills.

Example Calculation

Example 1: $300,000 Home with Homestead Credit

  • Market Value: $300,000
  • Homestead Exemption Applied: -$50,000
  • Net Taxable Value: $250,000
  • Annual Tax: $250,000 × 0.0396 = $990
  • Monthly Escrow: $82.50

Example 2: $600,000 Home with Homestead Credit

  • Market Value: $600,000
  • Homestead Exemption Applied: -$50,000
  • Net Taxable Value: $550,000
  • Annual Tax: $550,000 × 0.0396 = $2,178
  • Monthly Escrow: $181.50

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

  • Market Value: $1,000,000
  • No Exemptions Applied: $0
  • Net Taxable Value: $1,000,000
  • Annual Tax: $1,000,000 × 0.0396 = $3,960
  • Monthly Escrow: $330

Note: These examples use the base rate of 39.6 mills. Actual rates may be higher due to municipal taxes and special districts. Homestead exemption requires annual application and primary residence certification. Additional credits may be available for seniors, veterans, and disabled persons but require separate applications with specific deadlines.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Holmes County require borrowers to maintain an escrow account for property taxes, collecting monthly payments and making annual tax payments on behalf of homeowners. Lenders typically collect 1/12th of the annual tax bill each month, plus an additional cushion amount (usually 2-3 months) to ensure adequate funds are available when taxes are due. Property tax payments from escrow accounts are generally made in November or December to take advantage of early payment discounts.

Holmes County tax bills are mailed in November, and lenders receive copies to verify escrow payment amounts. If your escrow analysis shows a shortage, your monthly payment will increase; if there's a surplus over the allowable cushion, you'll receive a refund. Homeowners can verify their tax payments and escrow activity through their lender's online portal or by contacting the Holmes County Tax Collector at (850) 547-1119. If you pay taxes directly (without escrow), remember that early payment discounts are available: 4% in November, 3% in December, 2% in January, and 1% in February, with taxes becoming delinquent after March 31st.

How HonestCasa Helps
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  • 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 Holmes County property taxes due for the current fiscal year? A: Tax bills are mailed in November and are due by March 31st. Early payment discounts are available: 4% in November, 3% in December, 2% in January, and 1% in February. Taxes become delinquent on April 1st with additional penalties and interest.

Q: What tax credits are available and do I need to apply? A: The primary credit is the Homestead Exemption (up to $50,000 off assessed value), which requires annual application by March 1st. Additional credits include Senior Exemption, Disability Exemption, and Veterans' Exemption - all requiring separate applications with documentation. These are NOT automatic and must be filed with the Property Appraiser.

Q: How does the Homestead credit work exactly? A: Homestead provides two benefits: up to $50,000 exemption off assessed value, and Save Our Homes protection limiting annual assessment increases to 3% or CPI (whichever is lower). You must apply annually, live in the home as your primary residence on January 1st, and file by March 1st deadline.

Q: When are properties assessed and can I appeal? A: Properties are assessed annually as of January 1st. Property Appraiser notices are mailed by July 1st. You have 25 days from the notice date to file an appeal with the Value Adjustment Board. Contact the Property Appraiser at (850) 547-1108 for appeal procedures.

Q: What are the penalties for late payment? A: Taxes become delinquent April 1st with 3% penalty plus 1.5% interest monthly. If unpaid by June 1st of the following year, properties are subject to tax certificate sales. Additional collection costs and attorney fees may apply.

Q: Can I pay property taxes online? A: Yes, online payments are accepted through the Holmes County Tax Collector's website. Credit cards, e-checks, and ACH transfers are typically accepted with convenience fees. Contact the Tax Collector at (850) 547-1119 for current payment options.

Q: Why is my tax rate different from my neighbor's? A: Tax rates vary by special taxing districts including municipal boundaries, fire districts, library districts, and other local service areas. Properties within city limits pay additional municipal taxes, while rural properties may have different special district assessments.

Q: What if I disagree with special district taxes on my bill? A: Special district taxes are set by independent taxing authorities (cities, fire districts, etc.). Contact the specific district directly for questions about their levies. The Tax Collector only collects these taxes but doesn't set the rates or determine eligibility.

Verified Sources

Backed by 7 Official Government Sources

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

01
County
Florida County Property Tax Reportsumtercountyfl.gov
02
County
Holmes County, Floridaflauditor.gov
03
The 2025 Florida Statutesleg.state.fl.us
04
Tax Doc
Tangible Personal Property Taxesflaglertax.gov
05
Tax Doc
Important Dates & Deadlines – Taxesflaglertax.gov
06
County
Holmes County, Floridaflauditor.gov
07
County
FINAL REPORT Holmes County.pdf - OPPAGAoppaga.fl.gov
All sources verified as of 2025 Tax Year

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