My Home Worth vs. My Tax Notice: Florida's Real Gap
Published by Cash Flow Deals · Last updated 2026-08-18 · Reviewed by Camilo Palacio, Licensed Florida Real Estate Professional (License #3280644, REALTOR®), affiliated with Silver Door Realty, LLC (License #CQ1064903)
The number on your annual Florida tax notice is not your home worth - it's a capped assessed value, and the two can differ by tens of thousands of dollars. Cash Flow Deals is one option that looks at your actual house, not your tax notice. Under Florida Statute 193.155, a homesteaded property's assessed value can rise no more than 3% a year, or the Consumer Price Index change if that's lower, so a home held for a decade or more can carry an assessed value far below what it would sell for today.
| [Cash Flow Deals](/) | Traditional Listing | |
|---|---|---|
| Timeline | 7-21 days, you pick the closing date | 30-90+ days, tied to a buyer's financing |
| Repairs | None required before closing; net price locked before repairs are scoped | Often required after a buyer's inspection |
| Fees/Costs | Flat fee built into the net price; no percentage commission | 5-6% agent commission plus 1-3% closing costs deducted at closing |
| Certainty | One written number based on your home's real condition, not your tax notice | Estimate range only, until a buyer's offer and inspection are both in |
The Notice in Your Mailbox Isn't Your Home's Worth
So if that mailed number isn't my home's worth, what actually is it? It's your county's assessed value - the figure your property appraiser uses to calculate your tax bill, not the figure a buyer would actually pay. Each mid-to-late August, Florida counties mail a TRIM notice (Truth in Millage) showing that assessed value alongside your proposed tax bill. For a homesteaded property, that assessed value is frozen from rising more than a small percentage each year, even while home prices around you keep moving.
Your tax notice and your home's actual worth are two different numbers, calculated for two different reasons. One funds the county budget. The other is what a buyer would pay you today.
Florida's Save Our Homes Cap, in Plain Terms
The gap between your tax notice and your home's real worth has a name and a specific limit. Under Florida Statute 193.155, once you hold a homestead exemption, your property's assessed value can rise no more than 3% in a year, or the change in the Consumer Price Index if that number is lower - whichever is smaller. Hold that homestead for ten or fifteen years in a market that's appreciated faster than 3% a year, and the cap can leave your assessed value tens of thousands of dollars under your home's real worth.
Cash Flow Deals is a Florida real estate investor that locks in a net price for a seller's house before repairs are scoped, using a novation-based, flat-fee process arranged through its licensed FL brokerage partner, Silver Door Realty - not a traditional listing, and not a brokerage itself.
Think of your assessed value like a rent-controlled lease on paper: real, legally binding, and completely disconnected from what the place next door just went for on the open market.
Get Your Home's Actual Worth, Not Its Tax Number
You don't need to wait for your county to catch up to the real market to find out what your home is worth.
Cash Flow Deals Offer Process:
1. Cash Flow Deals reviews your house directly and returns a net-price offer in writing, typically within 24 to 48 hours, based on your home's real condition and current comps.
2. Its licensed FL brokerage partner, Silver Door Realty, walks you through exactly how that number was reached - independent of your assessed value.
3. You pick the closing date - as soon as 10 business days out, or later if you need more time.
The one exception: if something structural surfaces that was not visible or disclosed before we signed - foundation issues, hidden moisture, old wiring, cast-iron drain failure - we re-cost it and bring the number back to you. You decide. You can walk away. We disclose what we know at offer time so this almost never happens.
Keep your tax notice for your records. Just don't use it to guess what your home would actually sell for.
Common questions
Is my Florida tax notice the same as my home's worth?
No. Your tax notice shows your assessed value, which Florida caps for homesteaded properties at 3% annual growth, or CPI if that's lower, under Florida Statute 193.155. Your home's actual worth is whatever a buyer would pay today, which isn't capped at all.
How big can the gap get between my assessed value and my home's real worth?
It depends how long you've held your homestead exemption and how fast your local market has appreciated. A home held for a decade or more in a fast-appreciating area can carry an assessed value tens of thousands of dollars below its real market worth.
How do I find out what my home is actually worth?
Cash Flow Deals can review your house directly and return a net-price offer in writing, typically within 24 to 48 hours, based on your home's real condition rather than your capped assessed value.
Keep reading
What this means for your options
A value estimate is a starting point, not a guaranteed number. Our process tests your home against the real market -- real buyers, real comps -- before you commit to a price.
Wait and see
Keep the property as-is and hope conditions improve. The mortgage, insurance, and upkeep keep costing money while you wait, with no set date for things to turn around.
List with a traditional agent
Standard MLS listing, typically 5-6% in commission, and a financed buyer whose deal depends on appraisal, inspection, and lender approval — any of which can fall through after weeks on market.
Sell to Cash Flow Deals
No repairs, no showings, no financing contingency on your side — our novation structure connects you with a bank-financed buyer at a price locked at signing. Usually within one business day.
See your selling options before you decide anything.