The Florida homestead exemption reduces the taxable value of a home that is your permanent residence, and it comes with a cap on how fast the assessed value can rise from year to year. To get it, you generally must own the property and make it your permanent home on January 1 of the tax year, then file an application with the county property appraiser by March 1 of that year. It does not apply automatically when you buy, it does not apply to second homes or rentals, and the details have been adjusted by voters and legislators, so check current amounts with the county property appraiser and the Florida Department of Revenue.
What the exemption does
There are two main benefits. First, a portion of the home's assessed value is exempt from property tax, with a part of the exemption applying to school taxes and another part applying to other taxes. The dollar amounts are set by the state constitution and statutes, and the additional exemption has been tied to inflation adjustments, so look up the current figures on the property appraiser's website rather than relying on an old number. Second, the Save Our Homes assessment cap limits annual increases in the assessed value of a homestead property, generally to three percent or the change in the consumer price index, whichever is lower. Over time this can make the taxable value of a long-held home fall well below its market value.
Who qualifies
| Requirement | What it generally means |
|---|---|
| Ownership | You hold legal or equitable title to the property on January 1. |
| Permanent residence | The home is your permanent residence, not a vacation home, rental or investment. |
| Florida ties | Appraisers typically look for a Florida driver license or ID, vehicle registration and voter registration showing the address. |
| Timely filing | Your application must be filed with the county property appraiser by March 1. |
A person can generally claim only one Florida homestead at a time. Married couples are typically limited to one homestead between them. Condominium and cooperative owners can qualify if the unit is their permanent residence.
How to apply
Applications are filed with the property appraiser of the county where the home is located. In Palm Beach County that is the Palm Beach County Property Appraiser, and in Miami-Dade County it is the Miami-Dade County Property Appraiser. Many counties accept online applications. You will usually need proof of ownership, such as the deed, and documents showing residency, such as a Florida driver license and vehicle registration, and Social Security numbers for the owners. The Florida Department of Revenue provides general information and forms at floridarevenue.com. If you miss the deadline, there are limited late-filing options, but you should not count on them.
What changes when you buy
Property taxes are calculated from the assessed value on January 1, and a sale does not automatically carry over the seller's homestead benefits. A previous owner's cap does not transfer, and the property can be reassessed at market value after a change of ownership. A buyer who looks at a tax bill built on a long-time owner's capped value may be surprised when the first bill after the purchase is much higher. When comparing homes, ask the property appraiser how a sale would affect the assessment, and do not assume the seller's tax bill will carry forward. If you are comparing two counties, see Palm Beach County versus Miami-Dade.
Portability when you move
Florida allows homeowners who sell a homestead and buy another in the state to transfer part of their accumulated Save Our Homes benefit to the new property, up to a limit set by law, if they meet the timing rules. The transfer usually has to be claimed within a limited number of tax years after the previous homestead was lost. The calculation depends on the values of the old and new properties, so ask the property appraiser rather than estimating.
Other exemptions to ask about
Additional exemptions exist for seniors with limited income, veterans with service-related disabilities, surviving spouses, people with total and permanent disabilities and others. Eligibility rules and amounts differ, and counties and cities may offer local options. The property appraiser's website lists what applies.
Common mistakes
- Assuming the exemption starts automatically after closing.
- Missing the March 1 deadline for the first year.
- Claiming homestead on a property that is rented or used seasonally.
- Forgetting to remove the exemption when a home stops being a permanent residence, which can lead to back taxes and penalties.
- Relying on a seller's tax bill to estimate your own.
Areas where this comes up
The exemption matters most for people who plan to live here year-round, including full-time residents of Palm Beach, Coconut Grove and the condominium districts. Seasonal owners in many barrier-island buildings will not qualify.
This page is general information, not tax or legal advice. Rules and dollar amounts change, so confirm with your county property appraiser and a qualified professional.
Frequently Asked Questions
When is the homestead deadline?
Generally March 1 of the year after you own and occupy the home as of January 1. Check with the county property appraiser.
Does homestead apply to condos?
Yes, if the condo is your permanent residence and you meet the other requirements.
Can I claim homestead on a second home?
No. It applies only to your permanent residence, and a person can generally have one Florida homestead.
Will the seller's low tax bill transfer to me?
No. A sale resets the assessment, so your first bill can be much higher than the seller's. Ask the property appraiser.
What is portability?
A rule that lets some homeowners transfer part of their Save Our Homes benefit to a new Florida homestead, subject to limits and timing.