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Updated 2025 Tax Year

Union County
Property Tax Guide

Everything you need to know about property taxes in Union 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
1.5% to 2.2% of assessed value (varies by special taxing districts)
1st Due
Nov 1
Exemptions
6+ Available
Section 1

How Property Tax Works

Union County, Florida operates under a property tax system that funds essential local services including schools, county operations, emergency services, and infrastructure maintenance. Property values are assessed annually by the Union County Property Appraiser, while taxes are collected by the Union County Tax Collector. The county benefits from Florida's "Save Our Homes" constitutional amendment, which caps annual assessment increases at 3% for homesteaded properties, providing tax stability for long-term residents.

Effective property tax rates in Union County typically range from 1.5% to 2.2% of assessed value, depending on your specific location within the county. This variation occurs because property owners pay not only county-wide taxes but also taxes levied by special taxing districts such as school districts, municipal services, fire districts, and other local improvement areas. Rural properties may have different rate structures than those in more developed areas with additional municipal services.

The actual tax burden can be significantly reduced through various tax credits available to qualifying property owners, though most require annual application and are not automatically applied. Understanding your property's specific tax district assignments and available credits is crucial for accurate tax planning and ensuring you receive all eligible benefits.

Section 2

What Makes Up Your Tax Bill

ComponentRate (per $1,000)Description
County General Fund$3.46Basic county services, administration
School District$6.50-$8.20Public education funding (varies by district)
Municipal Services$2.15-$4.50City services (if applicable)
Fire/EMS District$1.50-$2.80Emergency services
Special Districts$0.15-$1.20Varies by location (drainage, lighting, etc.)
Total Estimated Range$13.76-$20.16Actual rate depends on property location

Rates shown are estimates for FY 2024-2025 levy year and vary significantly based on the specific combination of taxing districts where your property is located. Rural properties typically fall on the lower end of this range, while properties in incorporated areas with full municipal services may approach or exceed the higher end. Contact the Union County Property Appraiser for your property's exact millage rate based on its specific district assignments.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Union 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 Union County are additional property tax assessments that occur when there are changes to a property's ownership, use, or physical characteristics during the tax year. The most common triggers include new construction completion, major renovations that increase property value, changes from exempt to taxable status, or corrections to previous assessments that were determined to be too low.

When a supplemental assessment is issued, it covers the period from when the change occurred through the end of the current fiscal year (September 30). The tax is calculated by applying the current year's tax rate to the difference between the new assessed value and the previous assessed value, then prorated for the applicable time period. For example, if new construction worth $100,000 is completed in January, you would owe taxes on that additional value for the remaining 9 months of the fiscal year.

Supplemental tax bills are typically issued within 30-60 days of the triggering event and become due 30 days from the bill date. Unlike regular property tax bills, supplemental taxes do not qualify for early payment discounts and accrue penalties immediately if not paid by the due date. Property owners should budget for potential supplemental taxes when planning major improvements or purchasing newly constructed properties.

Example Calculation

Example 1: $300,000 Home with Homestead Credit

  • Market Value: $300,000
  • Homestead Exemption: -$50,000
  • Net Taxable Value: $250,000
  • Tax Rate: 16.5 mills (mid-range estimate)
  • Annual Tax: $4,125
  • Monthly Escrow: $344

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

  • Market Value: $600,000
  • Homestead Exemption: -$50,000
  • Senior Exemption (if qualified): -$50,000
  • Net Taxable Value: $500,000
  • Tax Rate: 18.2 mills
  • Annual Tax: $9,100
  • Monthly Escrow: $758

Example 3: $1,000,000 Home with Standard Credits

  • Market Value: $1,000,000
  • Homestead Exemption: -$50,000
  • Net Taxable Value: $950,000
  • Tax Rate: 19.1 mills
  • Annual Tax: $18,145
  • Monthly Escrow: $1,512

These examples use estimated tax rates and assume all applicable credits have been applied for and approved. Actual taxes will vary based on your property's specific tax district assignments and the credits for which you qualify and have applied.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Union County require borrowers to maintain an escrow account to ensure property tax payments are made on time. Lenders typically collect 1/12 of the estimated annual property tax bill with each monthly mortgage payment, plus an additional cushion amount as allowed by federal regulations. The escrow account must maintain a balance sufficient to cover upcoming tax payments while avoiding excessive over-collection.

Union County property taxes for the 2024-2025 fiscal year are due by March 31, 2025, with early payment discounts available: 4% discount if paid in November 2024, 3% in December, 2% in January 2025, and 1% in February 2025. Lenders generally time their payments to capture early payment discounts when possible, typically paying in January or February to balance discount savings with cash flow management.

Property owners should verify that their lender has current assessment information, especially after receiving homestead or other tax credits, completing major renovations, or when assessment values change significantly. Contact your lender's escrow department if you notice discrepancies, and request an escrow analysis if you believe your monthly payment should be adjusted based on actual tax bills or newly approved exemptions.

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 Union County property taxes due for fiscal year 2024-2025? A: Taxes are due by March 31, 2025. Early payment discounts are available: 4% in November 2024, 3% in December, 2% in January 2025, and 1% in February 2025. Taxes become delinquent on April 1, 2025.

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

Q: What other tax credits are available and do they require applications? A: Additional credits include Senior Exemption (up to $50,000 additional for residents 65+ with income limits), Disability Exemption, Veterans' Exemption, and Widow/Widower Exemption. All require separate applications filed with the Property Appraiser and have specific qualification criteria and deadlines.

Q: How do I know which special tax districts apply to my property? A: Your annual Notice of Proposed Property Taxes (TRIM notice) lists all taxing authorities for your property. You can also check with the Union County Property Appraiser's office or search their online database using your parcel number.

Q: Can I pay my property taxes online? A: Yes, Union County offers online payment options through the Tax Collector's website. Accepted methods typically include bank transfers, credit cards, and debit cards, though convenience fees may apply for card payments.

Q: What happens if I pay my taxes late? A: Taxes become delinquent on April 1st, and penalties accrue monthly. After two years of delinquency, properties may be sold at tax deed sales. Interest and penalty rates are set by state law and compound monthly.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed with the Union County Value Adjustment Board by the deadline specified on your TRIM notice (typically July 1st). You can file online, by mail, or in person with supporting documentation of your property's value.

Q: If I buy property mid-year, am I responsible for the full year's taxes? A: Property taxes are typically prorated at closing based on the closing date. The seller pays taxes through the closing date, and the buyer assumes responsibility from that point forward. This is usually handled through the title company or closing attorney.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
abstract of ratables union county 2025nj.gov
02
Financial and Federal Single Auditflauditor.gov
03
County
Union County Property Appraiser - Bruce D. Dukes | Lake ...unionflpa.gov
04
County
2024 Financial Statements (Union County, Florida ...flauditor.gov
05
Tax Doc
Important Dates & Deadlines – Taxesflaglertax.gov
06
Tax Doc
Tangible Personal Property Taxesflaglertax.gov
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
cpa 17-02 response to theunioncounty-fl.gov
10
County
2023 Union County Financial Statements ( ...flauditor.gov
All sources verified as of 2025 Tax Year

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