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| Jurisdiction | Approx. Millage | Tax on $400K (Homestead) | Monthly | 55+ Communities Here |
|---|---|---|---|---|
| Unincorporated PBC | ~17.5 | $5,075/yr | $423 | Cresswind, Regency at Avenir, some western communities |
| Palm Beach Gardens | ~18.2 | $5,278/yr | $440 | APEX, Esprit (within Avenir city limits) |
| Boynton Beach | ~19.8 | $5,740/yr | $478 | All GL Homes Valencias, Hunters Run, Indian Spring, 45+ communities |
| Lake Worth | ~19.5 | $5,655/yr | $471 | Valencia Shores, Bellaggio, Covered Bridge, Poinciana |
| Delray Beach | ~20.2 | $5,860/yr | $488 | Kings Point, Villages of Oriole, Valencia Falls/Palms, 25+ communities |
| Boca Raton | ~20.5 | $5,945/yr | $495 | Century Village Boca, Whisper Walk, Boca Lago, Boca Flores |
| West Palm Beach | ~21.0 | $6,090/yr | $508 | Century Village WPB, Baywinds, Cypress Lakes |
| Wellington | ~18.8 | $5,452/yr | $454 | Buena Vida |
On a $400K home with homestead: unincorporated PBC costs $5,075/year. City of Boca Raton costs $5,945/year. That is an $870/year difference — or $17,400 over 20 years. On a $600K home, the gap widens to roughly $1,300/year or $26,000 over 20 years. The unincorporated tax advantage is real and compounds over time.
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Homestead Exemption
Florida homestead exemption removes $50,000 from your assessed value: the first $25,000 applies to all taxing authorities, and the second $25,000 applies to non-school taxes on assessed value between $50,000 and $75,000. You must establish the property as your primary residence and file for homestead by March 1 of the tax year. The exemption is not automatic — you must apply through the Palm Beach County Property Appraiser.
Save Our Homes Cap
After your first year of homestead, the Save Our Homes amendment caps annual increases in assessed value at 3% or the Consumer Price Index, whichever is lower. This is powerful for long-term owners: if market values increase 8% but your assessed value only increases 3%, your tax burden grows much slower than the market. But year-one buyers pay taxes based on full market-value assessment with no cap protection. Budget for a higher first-year tax bill.
What This Means for 55+ Buyers
If property tax savings are a priority, look at communities in unincorporated PBC (Cresswind Palm Beach, Regency at Avenir) or in lower-millage municipalities (Wellington, Palm Beach Gardens). If you want a Boca Raton or Delray Beach address, understand that you are paying a meaningful tax premium for the zip code.
For legacy condo buyers: the assessed value on a $120K condo is low enough that the city millage difference is modest in dollar terms ($50–$100/year). The HOA and reserve fund situation matters far more to your monthly cost than which city your building sits in.
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