Data study · 2025 Final tax roll (Florida DOR NAL) · All 67 counties
Florida's $994.4 Billion Assessment Cap Gap
We analyzed 8.29 million residential parcels on Florida's 2025 Final tax roll. The Save Our Homes 3% cap and the 10% non-homestead cap shield $994.4 billion of home value from assessment, 25.9% of all residential value in the state. And 28.4% of Florida homes are assessed within 1% of just value, meaning they have little recorded cap differential.
Key findings
- The cap gap is approaching $1 trillion. Across 8.29 million residential parcels, just value totals $3.84 trillion while assessed value totals $2.84 trillion, a $994.4 billion differential created by Florida's assessment caps.
- Protection is wildly uneven. 5,941,130 homes (71.6%) carry real cap protection averaging $167,334 of shielded value each. The other 2,351,396 homes are assessed at essentially full market value.
- Miami-Dade leads the state with $166.3B shielded across 810,168 parcels, followed by Palm Beach ($122.0B) and Broward ($112.8B).
- Sarasota County has the largest unprotected share among counties with 50,000+ parcels: 44.2% of its homes have no meaningful cap benefit.
- The unprotected group is the one with appeal rights that matter. A capped home's assessed value is already below market, so a Value Adjustment Board petition usually has nothing to reduce. For the 2.35 million unprotected homes, assessed value tracks full market value, and an assessment error costs real money every year until it is challenged.
Republish the Florida chart
Embed the large-county ranking on your site. It is free under CC BY 4.0; please keep the methodology link.
Preview: /embed/florida-cap-gap
The cap gap, county by county
All 67 counties, ranked by total value shielded from assessment. "No protection" = assessed value within 1% of just value. Download the full table as CSV, or see all our citable data for ready-to-quote statistics, Texas county and ZIP tables, an embeddable chart, and our citation format.
| # | County | Parcels | Value shielded | Avg shield (protected homes) | No protection |
|---|---|---|---|---|---|
| 1 | Miami-Dade | 810,168 | $166.3B | $264,058 | 22.3% |
| 2 | Palm Beach | 589,278 | $122.0B | $273,076 | 24.2% |
| 3 | Broward | 677,989 | $112.8B | $209,168 | 20.5% |
| 4 | Pinellas | 389,214 | $53.2B | $181,035 | 24.6% |
| 5 | Orange | 409,263 | $47.9B | $149,175 | 21.5% |
| 6 | Hillsborough | 449,884 | $46.5B | $145,429 | 29.0% |
| 7 | Collier | 221,090 | $43.7B | $284,381 | 30.4% |
| 8 | Lee | 384,187 | $34.0B | $146,460 | 39.5% |
| 9 | Duval | 336,117 | $26.4B | $111,179 | 29.3% |
| 10 | Brevard | 263,326 | $24.2B | $133,105 | 31.1% |
| 11 | Sarasota | 236,465 | $21.4B | $162,393 | 44.2% |
| 12 | Volusia | 230,924 | $21.4B | $128,296 | 27.8% |
| 13 | Pasco | 243,505 | $19.1B | $107,426 | 26.8% |
| 14 | St. Johns | 132,035 | $17.4B | $190,426 | 30.7% |
| 15 | Manatee | 181,458 | $16.9B | $155,277 | 39.9% |
| 16 | Seminole | 152,637 | $16.8B | $144,081 | 23.6% |
| 17 | Polk | 276,993 | $16.3B | $94,374 | 37.6% |
| 18 | St. Lucie | 147,610 | $14.5B | $135,067 | 27.5% |
| 19 | Martin | 71,302 | $13.8B | $241,472 | 20.0% |
| 20 | Monroe | 43,492 | $13.3B | $432,397 | 29.1% |
| 21 | Lake | 157,013 | $12.2B | $107,696 | 28.0% |
| 22 | Indian River | 76,974 | $12.1B | $210,089 | 25.4% |
| 23 | Marion | 167,954 | $10.8B | $88,691 | 27.8% |
| 24 | Osceola | 157,610 | $10.2B | $103,511 | 37.6% |
| 25 | Charlotte | 116,815 | $7.6B | $112,581 | 41.9% |
| 26 | Walton | 57,121 | $7.4B | $212,667 | 38.9% |
| 27 | Escambia | 124,813 | $7.4B | $87,567 | 32.2% |
| 28 | Hernando | 84,477 | $7.1B | $112,630 | 25.5% |
| 29 | Alachua | 81,156 | $6.9B | $113,629 | 25.5% |
| 30 | Clay | 81,085 | $6.7B | $108,240 | 24.2% |
| 31 | Okaloosa | 89,198 | $6.1B | $113,830 | 39.5% |
| 32 | Nassau | 43,399 | $6.1B | $172,622 | 18.8% |
| 33 | Citrus | 79,112 | $5.1B | $88,115 | 26.4% |
| 34 | Sumter | 80,621 | $5.0B | $100,338 | 37.7% |
| 35 | Leon | 89,455 | $4.9B | $75,381 | 27.9% |
| 36 | Santa Rosa | 77,456 | $4.8B | $91,497 | 31.9% |
| 37 | Flagler | 61,105 | $4.7B | $122,238 | 36.4% |
| 38 | Bay | 96,070 | $4.3B | $71,374 | 36.9% |
| 39 | Highlands | 45,539 | $2.5B | $72,832 | 24.9% |
| 40 | Putnam | 36,894 | $1.8B | $70,080 | 29.4% |
| 41 | Columbia | 23,076 | $1.1B | $60,272 | 19.5% |
| 42 | Levy | 18,574 | $1.1B | $75,610 | 22.1% |
| 43 | Gulf | 9,588 | $983.5M | $149,333 | 31.3% |
| 44 | Okeechobee | 14,193 | $927.1M | $84,991 | 23.2% |
| 45 | Hendry | 13,813 | $863.5M | $89,111 | 29.9% |
| 46 | Franklin | 9,242 | $842.0M | $132,647 | 31.3% |
| 47 | Wakulla | 14,028 | $667.8M | $61,870 | 23.1% |
| 48 | DeSoto | 9,789 | $658.6M | $86,782 | 22.5% |
| 49 | Suwannee | 13,578 | $627.6M | $53,581 | 13.7% |
| 50 | Baker | 7,645 | $509.4M | $79,401 | 16.1% |
| 51 | Gadsden | 15,417 | $506.9M | $43,352 | 24.2% |
| 52 | Jackson | 13,720 | $452.0M | $44,397 | 25.8% |
| 53 | Bradford | 8,818 | $439.4M | $57,199 | 12.9% |
| 54 | Hardee | 6,360 | $425.4M | $77,243 | 13.4% |
| 55 | Taylor | 8,515 | $359.8M | $56,182 | 24.8% |
| 56 | Gilchrist | 6,545 | $344.2M | $63,801 | 17.6% |
| 57 | Washington | 8,181 | $327.4M | $52,435 | 23.7% |
| 58 | Madison | 5,255 | $239.6M | $56,933 | 19.9% |
| 59 | Jefferson | 4,348 | $206.9M | $60,784 | 21.7% |
| 60 | Glades | 4,775 | $180.3M | $53,190 | 29.0% |
| 61 | Hamilton | 3,742 | $178.7M | $54,915 | 13.0% |
| 62 | Dixie | 6,670 | $164.1M | $35,733 | 31.2% |
| 63 | Holmes | 4,963 | $99.5M | $21,923 | 8.6% |
| 64 | Calhoun | 3,809 | $98.4M | $33,088 | 22.0% |
| 65 | Lafayette | 1,922 | $60.0M | $45,526 | 31.4% |
| 66 | Union | 2,841 | $43.5M | $23,154 | 34.0% |
| 67 | Liberty | 2,315 | $40.8M | $34,154 | 48.4% |
Methodology
Source. The Florida Department of Revenue's 2025 Final NAL (Name-Address-Legal) assessment roll, the statewide per-parcel file compiled from all 67 county Property Appraisers. We loaded every residential-use parcel (DOR use codes under 1000) into our production database.
Computation. For each parcel with positive just value and assessed value, the cap gap is max(just value − assessed value, 0). Parcels where assessed value exceeded 1.5× just value were excluded as data errors (499 parcels, 0.006% of the roll). A home is counted as having "no meaningful protection" when its gap is 1% of just value or less.
What this is not. This study does not claim any home is over-assessed. It measures the differential Florida's own roll documents between market-basis just value and capped assessed value, the combined effect of the Save Our Homes amendment (Fla. Const. Art. VII, §4(d)) on homesteads and the 10% cap on non-homestead residential property.
Reproducibility. The NAL roll is public. The full county table is downloadable at florida-cap-gap-2025.csv and free to republish with attribution (CC BY 4.0).
Cite this study
AppealMyTax, "Florida's $994.4 Billion Assessment Cap Gap" (2026), analysis of the 2025 Final FL DOR NAL roll. Available at https://appealmytax.dev/study/florida-cap-gap.
Journalists and researchers: the data is free to use with a link back to this page. County-level or ZIP-level cuts beyond the CSV are available on request, john@appealmytax.dev.
Frequently asked questions
What is the Save Our Homes cap gap?+
The gap between what Florida homes are worth on the county rolls (just value) and what they are actually assessed at after Florida's assessment caps: the 3% Save Our Homes cap on homesteads and the 10% cap on non-homestead property. On the 2025 Final roll, that gap totals $994.4 billion across 8.29 million residential parcels, 25.9% of all residential value in the state.
Who gets no benefit from Save Our Homes?+
28.4% of Florida homes, about 2.35 million parcels, have assessed value within 1% of just value on the 2025 Final roll. This group can include recent buyers, new construction, and newly reassessed parcels, but the roll does not identify the reason for each parcel's small cap differential.
Where does the data come from?+
From the Florida Department of Revenue's 2025 Final NAL assessment roll, the same statewide file county Property Appraisers submit. We analyzed every residential parcel with positive just and assessed value across all 67 counties. The full county table is downloadable as CSV and free to cite with attribution.
Does a VAB appeal help if I'm protected by the cap?+
If assessed value is already well below just value, a reduction in just value may not reduce the current taxable assessment. A petition can have more immediate tax impact when assessed value is close to just value, but that depends on the parcel record, available evidence, exemptions, and the filing deadline.
In the unprotected 28.4%?
If you bought recently, own a rental or second home, or built new, your assessment tracks full market value, and errors cost you every year. Check your address free against this same statewide roll in 30 seconds. If there's a case, the $49 kit arrives with your DR-486 VAB petition pre-filled.
Check my Florida address free →Related: Does Save Our Homes affect my appeal? · TRIM 2026 hub · All data studies · Assessed value vs market value · Is my house over-assessed?