Pasco vs. Hillsborough Taxes: What Buyers Should Know

Thinking about a new home in Odessa or a bungalow in Tampa? One line on your closing estimate can change your monthly payment more than you expect: your county taxes. You want a clear, apples-to-apples comparison so you can choose with confidence. In this guide, you’ll learn how Florida property taxes work, how homestead and Save Our Homes change your bill, and what to check when comparing Pasco and Hillsborough. Let’s dive in.

How Florida property taxes work

Florida counties estimate property values each year. County property appraisers set your just value as of January 1 and mail TRIM notices in August. If you disagree, you can appeal to the Value Adjustment Board. To learn how values and exemptions work locally, review the Hillsborough County Property Appraiser and Pasco County Property Appraiser resources.

• Hillsborough County Property Appraiser: parcel values, TRIM, exemptions
• Pasco County Property Appraiser: parcel values, TRIM, exemptions

Your total tax rate is the sum of millage rates set by local authorities. A mill is one dollar per 1,000 of taxable value. County commissions, city councils, school boards, and special districts each adopt a millage. School district millage is often a large portion of the total.

Florida tax bills also include non-ad valorem assessments. These are fixed fees for services such as fire or EMS, stormwater, or special improvement districts. They are not based on property value, but they still impact your annual and monthly costs.

Homestead, Save Our Homes, portability

If the home is your primary residence and you qualify, the Florida homestead exemption can reduce your taxable value by up to $50,000. The first $25,000 applies to all taxes, including school taxes. The additional up to $25,000 applies to non-school taxes on the portion of assessed value between $50,000 and $75,000. The application deadline is generally March 1. For statewide rules and forms, visit the Florida Department of Revenue property tax page.

Save Our Homes limits yearly assessed value increases on homesteaded property to 3 percent or the change in CPI, whichever is lower. Over time, that cap can create a big gap between market value and assessed value. If you are moving within Florida, you may be able to transfer some or all of your Save Our Homes benefit to your new homestead, which can lower your assessed value at the new address. Portability is handled through your county property appraiser.

Practical tip: New buyers do not automatically inherit the seller’s Save Our Homes cap. Your assessed value typically resets closer to market value in the first year you own the home, then the cap applies in future years once your homestead is in place.

City versus unincorporated areas

Location matters for millage. Properties inside city limits usually pay city millage in addition to county, school, and special district rates. A Tampa address inside the city will generally include a city line on the tax bill. Odessa is largely unincorporated Pasco County, so many homes there do not pay a city millage. However, some communities may have county MSTUs or other special assessments. Always compare the total mills and any non-ad valorem charges for the specific parcel you are considering.

What this means for your payment

Your lender will estimate taxes as part of your monthly escrow. Here is a simple, illustrative comparison for a buyer looking at a $400,000 purchase, assuming a homestead is filed and using sample millage totals. Replace these mills with the current year’s adopted rates from the counties’ TRIM notices.

• Formula: Tax = (Taxable value ÷ 1,000) × Total mills. Then add any non-ad valorem assessments. Divide the annual total by 12 for the monthly amount.

Illustrative Tampa inside city (Hillsborough) example:

• Assumptions: school mills 7.0; county + city + specials 11.0; total 18.0 mills.
• School taxable value = 400,000 − 25,000 = 375,000
• Non-school taxable value = 400,000 − 50,000 = 350,000
• School tax = 375,000 ÷ 1,000 × 7.0 = 2,625
• Other tax = 350,000 ÷ 1,000 × 11.0 = 3,850
• Annual tax = 6,475 → Monthly ≈ 540

Illustrative Odessa in unincorporated Pasco example:

• Assumptions: school mills 7.5; county + specials 9.0; total 16.5 mills.
• School tax = 375,000 ÷ 1,000 × 7.5 = 2,812.50
• Other tax = 350,000 ÷ 1,000 × 9.0 = 3,150
• Annual tax = 5,962.50 → Monthly ≈ 497

In this example, Odessa’s monthly tax portion is about 43 less per month than Tampa’s. Your result will vary based on the actual millage totals, whether a city millage applies, and parcel-level assessments.

Illustrative only. Millage rates change yearly. Verify current totals on TRIM notices and county websites before you budget.

How we calculated this

• Purchase price used: 400,000
• Assessed value assumption: equal to market value for a new buyer
• Homestead exemption assumed: yes; up to 50,000 per Florida rules
• School mills: sample only; replace with current adopted rate from your county school board
• Non-school mills: sample only; replace with current county, city, and special district rates
• Non-ad valorem assessments: not included in the sample; add parcel-specific fees if present
• Annual tax: calculated using Taxable ÷ 1,000 × mills; Monthly = Annual ÷ 12
• Source links: Hillsborough County Property Appraiser, Pasco County Property Appraiser, Hillsborough County Tax Collector, Pasco County Tax Collector, Florida Department of Revenue property tax

How to check current numbers

Use these steps to compare a specific Tampa or Odessa address:

1. Verify the location. Confirm whether the home is inside Tampa city limits or unincorporated. City parcels typically include a city millage line on the TRIM or tax bill.
2. Pull the parcel record. Look up the address on the Hillsborough County Property Appraiser or Pasco County Property Appraiser. Note assessed value, exemptions, and any special districts.
3. Review the TRIM notice. In August, TRIM shows the proposed assessed value, proposed millage by each taxing authority, and how to appeal. Use the adopted millage for the current year once finalized.
4. Identify non-ad valorem fees. Check for MSTUs, fire or EMS assessments, stormwater, and lighting districts listed on the parcel record or TRIM.
5. Confirm payment timelines. See the Hillsborough County Tax Collector or Pasco County Tax Collector for bill mailing dates, discounts, and deadlines.
6. Recalculate your monthly. Apply the formula with current mills and add parcel fees. Divide by 12 to estimate the monthly escrow portion.

Other costs to confirm

• Non-ad valorem assessments: fire or EMS, stormwater, road or landscape MSTUs, special improvement districts, and bond levies.
• HOA or condo fees: not on your tax bill, but part of your monthly housing cost.
• Utilities and municipal services: certain fees may be billed separately by providers.

Key takeaways for buyers

• Taxes are driven by taxable value, total mills, and parcel-level assessments. City limits and special districts can shift totals.
• Homestead can lower your taxable value, and Save Our Homes limits future increases. Portability may reduce your assessed value if you move within Florida.
• The monthly difference between Pasco and Hillsborough is often measured in tens of dollars, but it depends on city millage, special assessments, and your purchase price.
• Always verify with current TRIM notices and county offices for the tax year you are buying in.

Work with a local advisor

You deserve clear numbers and a smooth process. Our team compares taxes at the parcel level, coordinates with your lender on escrow estimates, and helps you weigh Odessa versus Tampa with confidence. If you are planning a move or want a side-by-side cost breakdown for specific homes, reach out to CRAIG BROMBERG for friendly, local guidance.

FAQs

How are Florida property taxes calculated?

• Taxes equal taxable value divided by 1,000, multiplied by the total mills from all applicable authorities, plus any non-ad valorem assessments. Taxable value is assessed value minus exemptions.

Do I inherit the seller’s property tax amount in Tampa or Odessa?

• No. New buyers typically start with an assessed value near market value. The seller’s Save Our Homes cap does not transfer, though you may port your own SOH benefit if eligible.

What is the Florida homestead exemption and how does it apply?

• Qualifying primary residences can receive up to 50,000 in exemptions. The first 25,000 applies to all taxes, and the additional up to 25,000 applies only to non-school taxes. See the Florida Department of Revenue property tax page.

Does being inside Tampa city limits always mean higher taxes?

• Not always, but city millage usually adds to county and school rates. Compare the total mills and any parcel-specific assessments on the TRIM notice for the address you are considering.

When is the homestead exemption deadline and where do I apply?

• The deadline is generally March 1 for the tax year. File with the county property appraiser where the home is located and review the TRIM notice mailed in August for your values and rates.