Confused by how property taxes work in Delray Beach? You are not alone. Between assessments, millage rates, exemptions, and payment windows, it can feel like a maze. The good news is you can understand the process in a few minutes and plan your costs with confidence. This guide shows you who sets your tax bill, how the numbers are calculated, when to take action, and where to find official, current information. Let’s dive in.
How Delray Beach property taxes work
Who does what in Palm Beach County
Three local entities shape your annual bill:
- The Palm Beach County Property Appraiser estimates your property’s value and administers exemptions. Use the parcel lookup and exemptions pages on the Property Appraiser site to see current details and file for benefits: Palm Beach County Property Appraiser.
- Taxing authorities set the millage rates each year. These include Palm Beach County, the School District of Palm Beach County, the City of Delray Beach, special districts, and regional agencies.
- The Palm Beach County Tax Collector sends bills and collects payments. You can review your bill, pay online, and see deadlines here: Palm Beach County Tax Collector.
Market value vs. assessed value
- Market value is what the Property Appraiser estimates your home would sell for on the open market.
- Assessed value is the value used for tax purposes after Florida’s assessment rules are applied. For many non‑homesteaded properties, assessed value is the same as market value. For homesteaded properties, it may be lower due to state limits.
- The Save Our Homes cap limits annual increases in assessed value for homestead properties. The increase is capped at the lesser of 3 percent or the change in the Consumer Price Index. See Florida’s definitions and rules through the Florida Department of Revenue.
Exemptions that lower your taxable value
Exemptions reduce the amount you are taxed on. Common examples include the homestead exemption for permanent residents and targeted exemptions for seniors, disability, widows or widowers, and veterans. The Property Appraiser explains eligibility and how to apply on its site: Palm Beach County Property Appraiser.
Millage rates and where they come from
What a mill means
A mill is one dollar of tax for every one thousand dollars of taxable value. Total tax is simply taxable value multiplied by total mills, then divided by 1,000.
Who sets your rate in Delray Beach
Your total millage is the sum of all applicable authorities for your parcel. In Delray Beach, this can include:
- Palm Beach County government
- School District of Palm Beach County
- City of Delray Beach
- Special districts such as fire, library, community development districts, or water control districts
- South Florida Water Management District, which often appears on local bills. Learn more about this regional agency at the South Florida Water Management District
How and when millage is adopted
Each authority proposes a rate, holds advertised public hearings, and adopts a final rate. Owners receive a TRIM notice each year that shows proposed rates and hearing dates. For an overview of the TRIM process and property tax basics in Florida, visit the Florida Department of Revenue.
Where to find current rates
- Your annual TRIM notice (mailed each August in most years) lists proposed and final millage for your property.
- After adoption, taxing authorities publish rates on their budget pages. Since rates change yearly, always rely on your current TRIM notice and official county sources.
Step-by-step: estimate your bill
Here is the standard formula used in Palm Beach County:
- The Property Appraiser estimates Market Value (MV).
- Assessed Value (AV) is calculated using Florida rules, which include the Save Our Homes cap for homesteads.
- Subtract exemptions to get your Taxable Value (TV).
- Multiply Taxable Value by your Total Millage divided by 1,000.
A simple, numeric example
This is an illustration only. Your values and millage will differ based on your parcel and the current year.
- Market Value: $500,000
- Assessed Value: $500,000
- Homestead exemption: −$50,000
- Taxable Value: $450,000
- Total combined millage (example only): 18.500 mills
- Calculation: $450,000 × (18.5 ÷ 1,000) = $8,325
Important: Use your TRIM notice or the Property Appraiser parcel page to confirm your actual values and millage. Check the Tax Collector site to view your current bill and payment options.
Your yearly timeline and to-dos
TRIM notice and valuation review
- Each year, you receive a TRIM notice that shows your proposed assessed value and proposed millage rates. TRIM notices are commonly mailed in August, and they list public hearing dates.
- If you disagree with your value, first contact the Property Appraiser to discuss the data and how the valuation was determined. Start at the Palm Beach County Property Appraiser. If you still disagree, you can file a petition with the Value Adjustment Board during the open filing window shown on your notice.
Tax bills and payment options
- The Palm Beach County Tax Collector mails tax bills and handles collection. The site explains how to pay online, any available discounts for early payment, installment options, and delinquency dates. See details at the Palm Beach County Tax Collector.
- Penalties and interest apply if taxes are unpaid after the delinquency date, and continued nonpayment can lead to tax certificate sales and tax deed procedures.
Plan ahead after you buy
- If you are eligible, file for the homestead exemption promptly. Filing deadlines and rules are managed by the Property Appraiser. Start at the Palm Beach County Property Appraiser and the Florida Department of Revenue for program details.
- Keep your TRIM notice and tax bills in your records. Review them each year to watch for changes in millage or value.
Use these official tools
- Parcel lookup and exemptions: Search by address, owner, or parcel ID to see market value, assessed value, exemptions, and prior notices. File or update exemptions and learn appeal steps at the Palm Beach County Property Appraiser.
- Bills and payments: View and pay your bill, check discount schedules, look up installment plans, and see delinquency rules at the Palm Beach County Tax Collector.
- TRIM and state rules: For statewide definitions of homestead, Save Our Homes, portability, and the TRIM process, visit the Florida Department of Revenue.
- Regional millage context: The South Florida Water Management District explains its mission and millage at the South Florida Water Management District.
Smart tips for buyers and new residents
- Before you close, review the parcel page on the Property Appraiser site to see the current assessed value and any exemptions. Ask the seller for the most recent tax bill to help estimate your ongoing costs.
- Expect your total millage to reflect where the property sits. City boundaries, special districts, and community development districts can change your rate and may add line items on your bill.
- File for homestead as soon as you qualify. The exemption reduces taxable value and Save Our Homes limits future assessed increases on homesteaded property.
- Read your TRIM notice each year. If proposed millage increases, you can attend or follow the public hearings listed on the notice.
- Use the Tax Collector site to set reminders. Paying early may offer discounts, and missing deadlines leads to penalties.
Bottom line for Delray Beach homeowners
Property taxes in Delray Beach come down to a few moving parts: your assessed value, the exemptions you qualify for, and the millage rates set by several authorities each year. When you know where to look and what to do at each step, you can plan your budget, capture available savings, and avoid surprises.
If you want a clear plan for your move or purchase, we are here to help. For bilingual, local guidance and a smooth buying experience in South Florida, connect with the Thormann Caltabiano Group. Schedule a consultation and get personalized advice for your next step.
FAQs
How are Delray Beach property taxes calculated in Palm Beach County?
- Your annual tax equals your taxable value multiplied by the total millage rate divided by 1,000. Taxable value starts with assessed value, then subtracts exemptions.
What is the Save Our Homes cap for Florida homesteads?
- Save Our Homes limits how much a homesteaded property’s assessed value can increase each year to the lesser of 3 percent or the change in the Consumer Price Index, which often keeps assessed value below market value.
Where do I find my current millage rates for Delray Beach?
- Check your annual TRIM notice for the millage that applies to your parcel, then confirm adopted rates on local budget pages. The TRIM process is explained by the Florida Department of Revenue.
How do I estimate taxes on a home I want to buy in Delray Beach?
- Look up the parcel on the Palm Beach County Property Appraiser site, note assessed value and exemptions, then apply the latest millage from your TRIM notice. Ask for the most recent tax bill as a reference.
When are tax bills due, and are there discounts for early payment?
- The Palm Beach County Tax Collector posts current billing dates, early payment discounts if any, installment options, and delinquency timelines. Always check the current year’s schedule.
What if I think my assessed value is wrong?
- Start by contacting the Property Appraiser to review the valuation and your evidence. If not resolved, you can file a petition with the Value Adjustment Board within the deadlines shown on your TRIM notice.
Are there special assessments I should watch for in Delray Beach?
- Some neighborhoods include community development districts or other special assessments that can appear on your bill as separate line items. Review the parcel page and your closing documents to identify these costs.