Florida is not the lowest property-tax state, and it is not automatically cheaper than Texas or California. In the Tax Foundation Facts & Figures 2025 table, the effective property-tax rate is 0.94% in Florida, 1.69% in Texas, and 0.74% in California. The U.S. average in that table is 1.11%.
Florida and Texas do not levy a personal income tax. California does. A household moving from Los Angeles often feels the income-tax difference first. A household moving from Dallas often finds Florida's property-tax rate lower and then has to price wind insurance, which Texas and Florida both take seriously.
Last updated October 29, 2026.
Florida vs Texas vs California at a glance
| Florida | Texas | California | |
|---|---|---|---|
| Effective property-tax rate (Tax Foundation 2025) | 0.94% | 1.69% | 0.74% |
| Illustrative tax on $350,000 | $3,290 | $5,915 | $2,590 |
| State personal income tax | None (Florida Constitution, Article VII) | None on wages | Yes |
| Early-pay discount on the property-tax bill | 4% in November, then 3/2/1 (§ 197.162) | Local, not this statute | Local, not this statute |
| Assessment cap for a primary home | Save Our Homes: 3% or CPI, whichever is lower, starting the year after homestead | Local appraisal rules differ | Proposition 13 base-year rules differ |
The dollar column multiplies the statewide effective rate by $350,000. It is not a Hendry County or Lee County tax bill, and it is not a quote from a California or Texas county.
Source for the rates: Tax Foundation, property tax as a percent of owner-occupied housing value. Source for Florida's income-tax ban: Florida Constitution, Article VII.
If you are leaving California
California's property-tax rate in this table is lower than Florida's. Anyone who says "Florida always wins on property tax" is wrong about California.
What California movers usually compare instead:
- State income tax goes to zero in Florida once you are a Florida resident, subject to California's part-year and sourcing rules. That is a CPA question. The constitutional ban on a Florida personal income tax is not.
- A new Florida assessment is not a Proposition 13 base-year transfer. You do not carry a California assessed value to LaBelle. You get Florida's homestead rules if you qualify: $25,000 plus up to $26,411 additional for non-school taxes in 2026. See homestead for new residents.
- Insurance and flood zones can dominate the spreadsheet. Budget a real quote. The regulator is the Florida Office of Insurance Regulation.
- Purchase prices on our published list start at $316,900 in LaBelle and $346,900 in Lehigh Acres for single-family models. Check models because prices move.
If you are leaving Texas
Texas and Florida are both no-income-tax states. The property-tax line is where Florida is lower in the statewide data: 0.94% versus 1.69%, or about $2,625 a year on the $350,000 illustration before homestead, insurance, and local millage.
Texas does not have Florida's November 4% discount statute. Florida does not have Texas homestead or appraisal rules. Compare the bill you would actually pay, then add insurance. Do not stop at the rate table.
Our LaBelle homes are in Hendry County and, on our communities, do not have an HOA fee. Lehigh Acres is in Lee County, closer to Fort Myers jobs, and HOA terms depend on the neighborhood. Both are new construction, not a resale with an unknown roof age.
$0 down is a separate question from the tax rate
A lower tax rate does not create a down payment. Buyers who want to move before they have 3% to 20% saved use one of these paths:
- Rent-to-own with M.J. Newell Homes: $0 down and $0 closing costs to move in, price locked, a portion of rent credited toward the future down payment and closing costs. Details: rent-to-own for out-of-state buyers.
- A zero-down mortgage, if you qualify: USDA for eligible rural properties and incomes, or VA for eligible veterans. Those are lender programs. We compare them with rent-to-own in USDA vs rent-to-own. FHA is not a zero-down loan.
Frequently asked questions
Is it cheaper to own in Florida than in Texas?
On the Tax Foundation effective property-tax rates, Florida is lower than Texas. Insurance, homestead timing, and the price of the house can reverse a single year. Run both numbers before you move.
Is it cheaper to own in Florida than in California?
Often no, on property tax alone. California's statewide effective rate in this table is 0.74%, below Florida's 0.94%. Florida's advantage for many California households is the lack of a state income tax, plus the price of a new single-family home in LaBelle or Lehigh Acres compared with coastal California. That is a household math problem, not a slogan.
Do I pay Florida income tax on a California or Texas pension?
Florida does not impose a personal income tax. Other states may tax some income after you leave. Ask a tax preparer who handles both states. Do not rely on a builder's blog for a pension opinion.
Sources
- Tax Foundation Facts & Figures 2025, property-tax rate table
- Florida Constitution, Article VII
- Florida Statute 197.162
- Florida Department of Revenue, homestead CPI adjustment, January 2026
The Northeast comparison is in Florida vs New Jersey, Illinois, and New York. To see houses, schedule a visit.
