How property taxes work in Florida
Florida property taxes are calculated using millage rates. One mill equals $1 of tax per $1,000 of taxable value. Your total tax bill is the sum of rates set by several taxing authorities: Palm Beach County, the City of Delray Beach, the Palm Beach County School Board, and any special districts that serve your area.
Your taxable value is your home's assessed value minus any exemptions you qualify for. The most common exemption is the Homestead Exemption, which removes up to $51,411 from your assessed value in 2026 ($25,000 on all taxes plus an inflation-adjusted additional $26,411 on non-school taxes).
Delray Beach millage rates for 2026
Delray Beach's combined millage rate is approximately 18.5 to 20.0 mills, depending on your specific location and whether you are in a special taxing district. Here is a rough breakdown of where those mills come from:
Palm Beach County ~4.5 mills
City of Delray Beach ~5.0 mills
Palm Beach County School Board ~5.5 mills
South Florida Water Management District ~0.3 mills
Other special districts ~0.5 to 1.0 mills
Total estimated combined rate ~18.5 to 20.0 mills
* Actual millage rates vary slightly by neighborhood and are set annually by each taxing authority. Check the Palm Beach County Property Appraiser's website for the exact rates for your specific address.
Example tax bills for different home values
Here is what you can expect to pay in property taxes for homes at different price points in Delray Beach, with and without the Homestead Exemption:
$250,000 home
$2,750
With Homestead Exemption
~$3,250 without exemption
~$229/month
$350,000 home
$3,450
With Homestead Exemption
~$4,200 without exemption
~$288/month
$500,000 home
$5,400
With Homestead Exemption
~$6,400 without exemption
~$450/month
These estimates assume a combined millage rate of 19.0 mills. Your actual rate may vary slightly. The Homestead Exemption saves you roughly $975 to $1,000 per year on a $350,000 home.
How to calculate your Delray Beach property taxes
Here is the formula in simple terms:
Step 1: Find your assessed value
This is the value the Palm Beach County Property Appraiser assigns to your home. It is typically close to the market value for recently purchased homes.
Step 2: Subtract exemptions
If you have the Homestead Exemption, subtract $51,411 (2026 figure). If you qualify for additional exemptions (senior, disability, veteran), subtract those too.
Step 3: Multiply by the millage rate
Take your taxable value, divide by 1,000, and multiply by the combined millage rate.
Example:
$350,000 assessed value - $51,411 Homestead Exemption (2026) = $298,589 taxable value. $298,589 / 1,000 = 298.6. 298.6 x 19.0 mills = $5,673 annual tax bill.
The Homestead Exemption explained
The Florida Homestead Exemption is the most important tax break for homeowners. It removes up to $51,411 from your home's assessed value before taxes are calculated in 2026. On a $350,000 home at the Delray Beach millage rate, this saves you roughly $975 per year.
To qualify, you must:
- Own the home as your primary residence
- Have established Florida residency
- File with the Palm Beach County Property Appraiser by March 1 of the year following your purchase
If you bought your home in 2025, you must file by March 1, 2026 to receive the exemption for the 2026 tax year. The exemption applies to up to $51,411 of assessed value in 2026. The first $25,000 is exempt from all property taxes, and the additional exemption (inflation-adjusted to $26,411 for 2026) is exempt from all taxes except school district taxes.
Additional exemptions and savings
Beyond the standard Homestead Exemption, you may qualify for additional savings:
- Senior Exemption: If you are 65 or older and your household income is below a certain threshold, you may qualify for an additional exemption of up to $50,000.
- Disability Exemption: Available for homeowners with permanent disabilities. The amount varies based on the type and extent of disability.
- Veterans Exemption: Disabled veterans and their surviving spouses may qualify for exemptions based on the percentage of disability.
- Widow/Widower Exemption: Available to widows and widowers who have not remarried and were permanent Florida residents at the time of their spouse's death.
Save Our Homes cap: protection against big tax increases
Once you have the Homestead Exemption, Florida's Save Our Homes amendment limits the annual increase in your assessed value to 3% or the rate of inflation, whichever is lower (2.7% for the 2026 tax year). This means your property taxes will not skyrocket even if your home's market value jumps significantly.
For example, if your home's market value increases by 10% in a year, your assessed value for tax purposes can only increase by 3% (or less). Over time, this creates a gap between your assessed value and market value, which is a significant benefit for long-term homeowners.
However, when you buy a new home, the assessed value resets to the purchase price. The previous owner's Save Our Homes cap does not transfer to you. This is why the tax bill on a home you just bought might be higher than what the previous owner was paying.
Delray Beach vs. nearby cities
How does Delray Beach compare to neighboring areas for property taxes?
- Boca Raton: Millage rate is similar at 18 to 20 mills, but higher home values mean higher absolute tax bills. A $400,000 home in Boca has a similar effective rate to Delray Beach.
- Boynton Beach: Slightly higher millage rate at 19 to 21 mills, but lower home prices mean lower absolute tax bills.
- Highland Beach: Lower millage rate (around 15 mills) since it is a smaller town with fewer services. But home values are significantly higher.
- Unincorporated Palm Beach County: No city tax, so rates are lower at 14 to 16 mills. Areas west of the Turnpike and other unincorporated areas offer lower tax rates.
Important note for buyers
When you are looking at listings, remember that the property tax shown may not reflect what you will actually pay. The current owner may have had a Homestead Exemption and Save Our Homes cap for many years, significantly reducing their tax bill. As a new buyer, you will start fresh with the full assessed value (minus your own Homestead Exemption). Always ask your agent to estimate the post-purchase tax bill. For a deeper look at the basics, read our property taxes in Delray Beach overview.
