Buying a home in Deerfield Beach, FL means planning for costs beyond the purchase price. Property taxes make up a real chunk of your monthly housing number, whether you pay them directly or through a lender's escrow account.

Key takeaway

Budget Deerfield Beach property taxes from the price you'll pay, not the seller's bill. Florida reassesses a home after it sells, and every home type here has risen faster than the homestead cap lets a long-time owner's value grow. If you want the smallest bill on a home you'll live in, a homesteaded condo near the condo median keeps it lowest because the fixed exemption covers a large share of its value. A single-family house's bill, by contrast, scales almost dollar for dollar with its price.

Who this guide is for

You're weighing a Deerfield Beach home and need to estimate the property tax bill you'll pay after closing, not the one the current owner pays.

Why the seller's tax bill won't be your tax bill

A seller's bill reflects years of capped assessment growth, and those caps reset when the home sells. Florida's Save Our Homes cap limits annual assessment increases on homesteaded property to the lesser of 3% or the change in the Consumer Price Index, which is 2.7% for 2026. For non-homesteaded residential properties, a separate cap limits taxable assessed value increases to 10% annually for non-school levies.

Every Deerfield Beach home type's median price rose faster than the homestead cap over the past year, from 4.8% for condos to 9.3% for townhouses. That means a long-time owner's assessed value has fallen further and further behind the market.

When a home changes hands, the caps lift. The property is reassessed the following January 1 based on its just value. The appraiser typically calculates just value by deducting about 15% in standard selling costs from the market value, leaving roughly 85% as the assessed just value. The longer the seller has owned and homesteaded the property, the bigger your first-year jump will be when the value resets to current market levels.

How Deerfield Beach property taxes are calculated

The county calculates your bill in four steps:

1. It starts with the just value.
2. It applies any assessment caps to arrive at the assessed value.
3. It subtracts your eligible exemptions to reach the taxable value.
4. It multiplies the taxable value by the total millage rate divided by 1,000, which produces the ad valorem portion of your bill.

For the 2025 tax year, the City of Deerfield Beach's total millage rate is 20.2694 mills, or 20.3944 mills for parcels in the Hillsboro Inlet taxing district. That total combines several levies:

• Broward County operating (5.6658)
• the School Board (6.3200)
• the City of Deerfield Beach municipal rate (6.0018)
• smaller levies for children's services, hospital districts and water management

School Board levies allow only the base $25,000 homestead exemption, while the other taxing authorities honor the full exemption amount.

Your final bill also includes flat, per-parcel non-ad valorem assessments that don't move with the home's value. Deerfield Beach charges a residential fire rescue special assessment of $350 per dwelling unit, alongside solid waste fees.

What you'd pay at Deerfield Beach's median prices

Two things shape each estimate below:

• Whether the home will be your permanent residence on January 1 after closing decides whether you get a homestead exemption.
• The property type decides how much of your bill that exemption removes.

Each example is a first-year estimate at a round value near the type's median sale price. All three use the 2025 total millage, the just-value adjustment described above, and the 2026 maximum homestead exemption of $51,411 for non-school levies.

A single-family house around $525,000

Because the homestead exemption is a fixed dollar amount, it covers under a tenth of this house's value. The bill therefore scales almost dollar for dollar with the purchase price.

On a $525,000 house, the just value comes to roughly $446,250. Claiming the maximum homestead exemption drops the taxable value enough to produce an estimated property tax bill of around $8,200, before the flat fire assessment and solid waste fees. Without the homestead exemption, the ad valorem taxes run approximately $9,000.

Single-family homes have the tightest supply of the three types, so there's less room to negotiate the price down. Budget for taxes based on a figure close to the asking price. A breakdown of the Deerfield Beach housing market provides more details on local supply and pricing.

A condo around $150,000

On a homesteaded condo near this price, the exemptions take roughly a third or more off the taxable value. That makes this the lowest tax bill of the three property types.

A $150,000 condo has a just value of $127,500. After the maximum homestead exemption, the estimated ad valorem tax is about $1,700. A non-homesteaded condo at this price owes around $2,600.

Condos sell further below list price than the other types, so there's some room to negotiate, but the tax still rests on the appraiser's January 1 value. The flat fire fee also makes up a much bigger share of this bill than it does on a house.

HOA dues and any special assessment for building repairs or reserves are billed separately and can exceed the tax. Ask the association for both before you compare total costs.

A townhouse around $415,000

Townhouses sell closest to asking price, so the purchase price and the resulting tax estimate are straightforward to predict from the listing. The exemption covers a share of value that falls between the condo and the single-family house.

For a $415,000 townhouse, the adjusted just value is roughly $352,750. With a full homestead exemption, the estimated ad valorem taxes land around $6,300. Without it, the non-homestead bill runs roughly $7,100, plus flat assessments.

Townhouse prices rose fastest of the three types, so a long-held townhouse likely carries the widest gap between the seller's capped value and yours. Some townhouses are also legally condos with an association. Check the appraiser record's use code and ask about association fees before you sign anything.

Exemptions that lower a Deerfield Beach tax bill

The most common way to reduce your property tax bill is the Florida homestead exemption, which requires the home to be your permanent residence as of January 1. You must file an initial application with the Broward County Property Appraiser by March 1 of the tax year you're applying for. Miss that deadline and you'll pay the full non-homestead bill for that year.

If you're selling a Florida homestead to buy this one, portability can shrink your tax reset. Florida's Save Our Homes portability provision lets homeowners transfer the dollar value difference between the assessed and market value of a prior homestead to a new homestead, up to a maximum of $500,000. File the transfer with your homestead application.

Other exemptions exist for seniors, veterans, residents with disabilities and widowed residents, and each can reduce the taxable value further.

Watch for a constitutional amendment on the November 3, 2026 ballot. It proposes increasing the current exemption for owner-occupied homestead property to $250,000 over two years for non-school levies.

How to read a listing's tax record before you buy

Pull the listing on the Broward County Property Appraiser site and compare the just value with the assessed value. The gap between them is the Save Our Homes differential, and it roughly sizes the reassessment jump you'll see in your first year. That lets you estimate your reset before you make an offer.

While you're in the record, check three more things:

• Current exemptions: see which ones the owner carries. They all end when the home sells.
• Flat fees: check the current tax bill for non-ad valorem lines so you know which flat fees apply to the parcel.
• Improvements: for new or recently renovated homes, confirm whether the assessed value includes the work. A current bill may reflect only the land or the pre-renovation value, so expect a steep rise once the new construction is fully assessed.

Property tax due dates and appeals in Deerfield Beach

The annual cycle starts in August, when the county mails the Truth in Millage (TRIM) notice. It shows your proposed assessed value and estimated taxes. If you disagree with the appraiser's valuation, you have a short window after receiving the TRIM notice to file a petition with the Value Adjustment Board.

Tax bills are mailed in November and become due on November 1, with a final payment deadline of March 31. The county offers early-payment discounts for bills paid in full between November and February: 4% in November, 3% in December, 2% in January and 1% in February. Lenders paying from an escrow account usually pay in November to lock in the largest discount.

How property taxes show up in your mortgage and closing costs

Most lenders collect property taxes monthly through an escrow account, folding a portion of the annual bill into your mortgage payment. Ask your lender to base the escrow estimate on your purchase price and homestead status, not the seller's current bill.

Florida property taxes are paid in arrears. The seller is responsible for the portion of the year they owned the home, and that share is prorated at closing as part of both buyer closing costs and seller closing costs.

At a glance

• Single-family median sale price: $524,791 (135 sales, 90 days ending 2026-09-30)
• Condo median sale price: $151,984 (173 sales, 90 days ending 2026-09-30)
• Townhouse median sale price: $415,155 (39 sales, 90 days ending 2026-09-30)
• All homes median sale price: $324,845 (350 sales, 90 days ending 2026-09-30)
• Year-over-year change in median sale price: Single family +5.2%, Condo +4.8%, Townhouse +9.3% (90 days ending 2026-09-30)
• All homes year-over-year change: +14% (90 days ending 2026-09-30). This is well above every type-level change, which suggests more houses in the sales mix, so compare by property type.
• Sale-to-list ratio: Single family 96.8%, Condo 93.3%, Townhouse 97.5% (90 days ending 2026-09-30)
• Months of supply: Single family 3.5, Condo 8.5, Townhouse 7.3 (90 days ending 2026-09-30)
• Median price per square foot: Single family $315, Condo $175, Townhouse $268 (90 days ending 2026-09-30)
• Median days on market: Single family 71, Condo 123, Townhouse 78 (90 days ending 2026-09-30)

Deerfield Beach property tax FAQs

How much is property tax on a $500,000 house in Deerfield Beach?

The just-value adjustment brings its assessed value to roughly $425,000. With the maximum 2026 homestead exemption, the estimated ad valorem tax is roughly $7,700. Without a homestead exemption, it's approximately $8,600, plus flat non-ad valorem assessments like the fire rescue fee.

Do seniors over 65 pay property taxes in Deerfield Beach?

Yes, seniors pay property taxes unless they qualify for full relief. For the 2026 tax year, Broward County offers an additional Low-Income Senior Homestead Exemption. It requires you to be 65 or older as of January 1, already hold a homestead exemption, and have 2025 combined household adjusted gross income not exceeding $38,686. It's a local-option benefit that applies only to the taxing authorities that adopt it. You must apply through the property appraiser each year your income is verified.

Does Deerfield Beach have lower property taxes than other Broward cities?

A property tax bill depends on the home's value and your exemptions, not the millage rate alone. To see where the city ranks, compare its 2025 total millage against the lowest and highest rates on the Broward County Property Appraiser's final millage table.

How can I search for my Broward County property taxes?

Search the Broward County Property Appraiser's website by address, owner name or folio number to find a property's assessed value and current exemptions. To view and pay the tax bill, use the Broward County Records, Taxes and Treasury payment portal.

Is property tax information public record in Florida?

Yes. Property appraiser and tax records, including the owner's name, property values and tax amounts, are generally public under Florida law. Under Florida Statute 119.071, individuals with exempt status can request that their names and identifying instrument references be removed from public records. The street address and legal description stay public as long as the exempt personal information isn't displayed alongside them.

Can you legally refuse to pay property taxes in Florida?

No. Unpaid taxes become delinquent on April 1. The tax collector must then advertise and sell tax certificates on the property by June 1 or the 60th day after delinquency, whichever is later. These certificates are valid for seven years, and once two years have passed since April 1 of the issuance year, the certificate holder can submit a Tax Deed Application.

Is Deerfield Beach in Broward County?

Yes, Deerfield Beach is a municipality in northern Broward County. The Broward County Property Appraiser and Tax Collector handle all assessments and tax bills for the city, so Palm Beach County tax sites don't apply.

Can I pay Broward County property taxes in installments?

Yes. Broward County offers a Quarterly Installment Payment Plan for taxpayers whose estimated taxes exceed $100 per notice. Enrollment opens annually from November 1 to April 30 for the upcoming tax year, and you must submit a signed application to the Tax Collector. Homeowners paying through a mortgage escrow account usually don't need to enroll.

Sources

• Redfin: Data Center
• Broward County Property Appraiser: 2025 Final Millage Rate Table
• Citizen Portal: Deerfield Beach approves $350 fire assessment fee
• Florida Department of Revenue: 2026 CPI Homestead Exemption
• Florida Legislature: Statute 193.155
• Palm Beach County Property Appraiser: Portability
• Broward County Property Appraiser: Homestead Renewal
• Home Inheritance: Help Paying Property Taxes for Seniors in Florida
• Florida Legislature: Statute 193.011
• Broward County Tax Collector: About Your Tax Bill
• Broward County Tax Collector: Property Tax Installments
• Florida Legislature: Statute 197.402
• Florida Legislature: Statute 119.071
• Florida Senate: Bill 2026F 1F