Florida New Construction Property Tax Appeal 2026: What You Need to Know

How New Construction Homes Are Assessed in Florida

Florida property appraisers assess new construction at full just (market) value annually, with no Save Our Homes cap protection until the owner establishes homestead exemption. For the first year or two after purchase, the assessed value is typically anchored near the purchase price. As market conditions change, the appraiser may increase or decrease the assessment based on market trends — but the purchase price remains the primary benchmark.

• ✓No Save Our Homes cap in first years: you are taxed on close to full market value
• ✓Assessment anchored near purchase price initially: appraisers use your closing as the primary data point
• ✓Annual reassessment: Florida reassesses all property annually — values can move each year
• ✓Once homestead is established, the 3% SOH cap begins protecting you from future increases
• ✓Apply for homestead by March 1 of the year following your purchase

When New Construction Homeowners Can Successfully Appeal

Three situations create strong appeal grounds for new construction homeowners. First, if builder pricing has declined since your closing and comparable resales are selling for meaningfully less than you paid, your assessed value may exceed current market value. Second, if your purchase price included above-market financing incentives (mortgage rate buydowns, closing cost credits) not reflected in the recorded sale price, the effective value was lower than the price suggests. Third, if your assessment includes features not yet complete at the assessment date (January 1), you may be paying taxes on an unfinished home.

• ✓Market correction: If comparable resales are selling 10%+ below your purchase price, you have grounds to appeal
• ✓Builder incentives: Rate buydowns (e.g., 3-2-1 buydown) reduce effective purchase price — document and present
• ✓Unfinished improvements: If your home was not complete on January 1, 2026, it should not be assessed as complete
• ✓Declining builder pricing: If the same builder is now selling comparable lots at lower prices, this is strong evidence
• ✓New construction glut: High inventory in your development can suppress resale values below purchase prices

Building Your New Construction VAB Petition

The most powerful evidence for a new construction appeal is comparable resale sales — not new construction sales. New construction sales from the same builder may include incentives and will tend to anchor near your purchase price. Resale transactions of previously owned homes in your community or nearby that closed at lower prices per square foot are stronger evidence that the current market does not support your assessed value.

• ✓Use resale comps, not new construction comps — resale comps show true market clearing prices
• ✓Document builder incentives: mortgage rate buydowns, closing cost credits, free upgrades
• ✓Show builder price reductions on comparable lots or models since your closing
• ✓For unfinished features: county permit records showing construction status on January 1
• ✓HOA disclosures showing pending assessments or deferred maintenance also reduce value

TaxAppeal USA: $89 Flat for New Construction Appeals

TaxAppeal USA files VAB petitions for new construction homeowners using the same flat $89 service. We pull your assessment data from the county appraiser, analyze comparable resale sales in your community, identify any builder incentive patterns, generate a DR-486 petition citing Florida Statute §194.011, and file via tracked USPS First Class mail. If your assessment is above current resale market levels, we build the strongest possible case.

Frequently Asked Questions