Florida Homestead Exemption: Rules & Savings

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Florida statewide guide • 2026 homestead rules

Florida Homestead Exemption: 2026 Rules, Savings, Save Our Homes & Filing

Florida’s residence homestead exemption does more than remove a flat amount from taxable value. A qualifying homeowner can receive the basic homestead exemption, an additional inflation-adjusted exemption for non-school taxes, the Save Our Homes assessment limitation and—when moving between Florida homesteads—possible portability of accumulated assessment savings.

For 2026, the first $25,000 of qualifying homestead exemption applies to property taxes including school taxes. The second exemption applies only to non-school levies and has been adjusted for inflation to a maximum of $26,411.

2026 quick answer: a qualifying Florida homestead can receive up to $51,411 of exemption from non-school taxable value when assessed value is high enough. School taxes receive only the first $25,000 homestead exemption. Separately, the 2026 Save Our Homes assessment limit is 2.7%, not automatically 3%.
$25,000 First exemption Applies to qualifying property taxes including school taxes.
$26,411 2026 second exemption Maximum additional exemption for non-school levies.
$51,411 Possible combined amount Maximum homestead exemption for applicable non-school levies.
2.7% 2026 SOH limit 2026 CPI-based Save Our Homes assessment limitation.
$500K Portability maximum Maximum transferable Save Our Homes assessment difference.
March 1 Standard deadline Homestead and portability filing deadline.
Florida Homestead Action Center Jump directly to your situation—filing, savings, Save Our Homes, portability or a special exemption.
1 Start & Qualify
Who qualifies Find your Property Appraiser Documents to prepare Step-by-step filing
2 Understand Savings
2026 exemption amount Savings examples 2.7% Save Our Homes cap Read taxable values correctly
3 Moving & Deadlines
Transfer SOH portability Bought a different home Missed March 1 Do you reapply?
4 Special Situations
Age 65+ exemptions Veteran & military benefits Renting / Airbnb Denied exemption / VAB
Choose your situation

What Do You Need to Do?

I bought a Florida home and need homestead Find your Property Appraiser, prepare DR-501 information and file. I missed the March 1 deadline Florida has a limited statutory late-filing route. I want to know the 2026 exemption amount See exactly how school and non-school exemptions differ. My assessed value went up Understand the 2026 2.7% Save Our Homes limitation. I moved from another Florida homestead Check DR-501T, the three-year rule and the $500,000 maximum. I am age 65 or older Check optional local senior exemptions and the 2026 income limit. I am a veteran, military member or surviving spouse Different total, partial and deployed-service exemptions may apply. I filed but cannot see my exemption Verify the parcel, exemption code, year and Property Appraiser decision.
Application workflow

Florida Homestead Filing in Six Practical Steps

1 Find county Use the correct Property Appraiser.
2 Find parcel Verify owner and property.
3 Prepare proof ID, deed and residency evidence.
4 File DR-501 Online or approved local method.
5 Add DR-501T If transferring portability.
6 Verify Check exemption and assessed value.

The moving line is a lightweight CSS-only instruction aid and is disabled for visitors who prefer reduced motion.

Eligibility

Who Qualifies for the Florida Homestead Exemption?

Florida’s general rule centers on ownership and permanent residence as of January 1 of the tax year.

You hold legal or qualifying beneficial title. Florida law can recognize direct ownership and certain qualifying beneficial interests.
The property is your permanent residence. It must be your true, fixed and permanent home rather than merely a vacation or investment property.
You qualified on January 1. January 1 is the key eligibility and assessment date for the ordinary tax-year exemption.
You establish Florida residency. The Property Appraiser can examine multiple indicators rather than relying on one document alone.
Florida law can also permit homestead where a qualifying owner maintains the property as the permanent residence of a legal or natural dependent. Complicated trusts, life estates or shared-ownership arrangements should be reviewed directly with the county Property Appraiser.
Do not file with the wrong agency

Where Do You File a Florida Homestead Exemption?

The application goes to the Property Appraiser in the county where the property is located.

FL
Florida Department of Revenue — Local Officials Official statewide directory for Property Appraisers and Tax Collectors.
Find My County Property Appraiser
Open the Florida DOR Local Officials page above.
Locate your county’s Property Appraiser. Use the county where the real estate is physically located.
Open the official Property Appraiser website.
Search the parcel/property record. Confirm owner name, physical address, parcel number and legal description.
Find Homestead, Exemptions or Online Filing. The exact menu name varies by county.
Use the county’s approved online filing system when offered. Otherwise follow its mail or in-person DR-501 process.
Office responsibility: the Property Appraiser decides exemptions and assessed values. The Tax Collector sends/collects tax bills. A Value Adjustment Board hears qualifying disputes. The Clerk/Official Records office handles deeds and recorded title documents.
Important 2026 update

How Much Is the Florida Homestead Exemption in 2026?

Florida’s exemption is best understood as two value bands, not simply “$50,000.”

Assessed value $0–$25,000 Up to $25,000 is exempt from qualifying property taxes, including school district taxes.
Assessed value $25,001–$50,000 This band remains taxable under the general homestead exemption.
Assessed value above $50,000 Up to $26,411 is additionally exempt in 2026 from non-school levies.
2026 maximum: a home with enough assessed value can therefore receive up to $51,411 of homestead exemption for applicable non-school taxes: $25,000 + $26,411.
School taxes are different. The second $26,411 exemption does not apply to school district levies. For the general Florida homestead exemption, school taxes receive only the first $25,000 deduction.
CPI
Florida DOR 2026 Additional Homestead Adjustment Official inflation adjustment for the second exemption.
Open Official 2026 Adjustment
Practical taxable-value examples

What Does the Florida Homestead Exemption Actually Save?

The exemption reduces taxable value. Your dollar savings then depend on the millage rates of the taxing authorities that apply to your property.

Example: $45,000 assessed value

First exemption used: $25,000

$45,000 − $25,000 = $20,000

Approximate taxable value before other exemptions: $20,000 for school and non-school levies.

Example: $65,000 assessed value

First $25,000 exempt. Only $15,000 exists above the $50,000 threshold.

School taxable: $40,000
Non-school taxable: $25,000
Example: $100,000 assessed value

Full 2026 second exemption can be used.

School taxable: $75,000
Non-school taxable: $48,589

Estimate the dollar savings

Millage example

If a qualifying non-school taxing authority has a 5.0000 mill rate, each $1,000 of taxable value represents approximately $5 in tax.

$51,411 ÷ 1,000 × $5 = about $257.06

That would be the approximate effect of the full homestead exemption against that one 5-mill non-school levy. Other taxing authorities use their own millage rates.

Not every line on a Florida tax bill is reduced by homestead. Non-ad valorem assessments—such as certain assessments for drainage, lighting, paving, fire services or other special benefits—are not calculated from taxable value in the same way and can remain on the bill.
Derived from current DR-501 (R. 01/26)

What to Prepare Before Starting the Florida Homestead Application

The current Florida DR-501 is detailed. Preparing the information first prevents the common situation where a homeowner starts an online application and then has to stop to find deed, identification or residency records.

Parcel number / legal description Copy it from the official Property Appraiser record.
Deed information Have deed type, acquisition date, official-record book/page or instrument number when available.
Ownership percentage Particularly important for multiple owners.
Date permanent residence began DR-501 asks when the homestead was established.
Social Security numbers Current DR-501 states SSN disclosure is mandatory for applicants.
Florida driver’s license or ID Have number and issue date available.
Florida vehicle registration The form asks for Florida vehicle-tag information where applicable.
Florida voter registration Have voter-registration information/date if registered.
Declaration of domicile If recorded, have its date/recording details.
Previous residence Be ready to identify your prior out-of-state or Florida residence and when that residency ended.
Previous Florida homestead Necessary if you may qualify for Save Our Homes portability.
Federal tax-return address DR-501 asks for the address shown on the most recent IRS return.
Bank mailing address Bank/checking-account mail sent to the homestead can be considered residency evidence.
Utility evidence Utility information can help establish permanent residence.
Dependent children’s school location The current application includes this among permanent-residency indicators.
Trust information If title is held in trust, have the trust name and qualifying ownership information ready.
501
Current Florida DR-501 Original Application for Homestead and Related Tax Exemptions.
Open Official DR-501
First-time filer workflow

How to Apply for the Florida Homestead Exemption

Find your county Property Appraiser. Open the Florida DOR Local Officials directory and select your county.
Open the official county Property Appraiser website. Avoid commercial “homestead filing” advertisements when the county provides its own application.
Search your parcel first. Confirm your name, parcel number, situs address, legal description and recorded ownership.
Find Homestead Exemption or Online Exemption Filing. Many Florida counties allow electronic filing.
Choose the general homestead exemption. Add senior, disability, veteran, surviving-spouse or other exemptions only when you meet their separate qualifications.
Enter the DR-501 information requested by the county system. Use actual deed, residency and identification records rather than estimates.
If you had a previous Florida homestead, check portability. Complete the county’s portability workflow or Form DR-501T in addition to the new homestead application.
Upload or provide the requested evidence. Requirements vary with ownership, trust, military, veteran and other circumstances.
Submit by the applicable deadline. March 1 is the statewide standard deadline for the regular tax-year application.
Save the confirmation. Keep the submitted application, confirmation number, email, receipt or certified-mail proof.
Verify approval later. Return to the official parcel record or exemption-status system and confirm that homestead appears for the correct year.
The application itself is not supposed to require a commercial filer. Florida DOR provides the state form, while the county Property Appraiser administers the actual filing.
Form DR-501 decoded

What the Florida Homestead Form Is Really Checking

DR-501 does not rely on a single “Florida resident” checkbox. It builds a residency and ownership picture from several pieces of information.

Ownership Who owns the property, acquisition date, deed reference and ownership percentage.
Permanent-residence date When each applicant established the property as a permanent Florida home.
Other residences Whether an applicant currently claims residency or homestead elsewhere.
Previous homestead Previous Florida homestead information can reveal portability eligibility.
Florida identification Driver’s license/ID, vehicle registration and voter registration are residency indicators.
Tax-return address The address shown on the applicant’s latest federal income tax return.
Employment Current employment information can be considered when determining permanent residence.
Utilities / banking Utility and bank-mailing information can help demonstrate where the applicant actually lives.
Children’s school The school location of dependent children is another residency factor.
Trust ownership Applicants with a trust must disclose the trust and qualifying ownership interest.
Accuracy matters. The current DR-501 warns that knowingly providing false information can carry criminal consequences. Improper homestead benefits can also trigger repayment, lien, penalty and interest rules.
High-value compliance detail

What Happens If Someone Improperly Receives Florida Homestead?

The current DR-501 warns that when a person improperly receives a homestead exemption, the Property Appraiser can pursue unpaid taxes for prior years under Florida law.

For qualifying improperly received exemption periods, a lien can include:

  • unpaid taxes attributable to the improper exemption;
  • a 50% penalty on those unpaid taxes; and
  • 15% annual interest, subject to statutory rules.

The current form also explains that the treatment differs when the problem resulted from a Property Appraiser clerical mistake or omission rather than improper conduct by the taxpayer.

If you discover an exemption on your account that you believe you no longer qualify for, contact the Property Appraiser rather than waiting for a later audit.
2026 Save Our Homes

The Florida “3% Cap” Is Actually 2.7% for 2026

Save Our Homes limits how quickly the assessed value of a qualifying homestead can increase after the property’s first year under homestead.

The annual limit is the lower of:

  • 3%; or
  • the percentage change in the applicable Consumer Price Index.

For 2026, Florida DOR calculated the applicable CPI change at 2.7%. Therefore the 2026 Save Our Homes limitation is 2.7%.

Simple 2026 Save Our Homes example

Prior assessed value: $300,000

2026 SOH limit: 2.7%

$300,000 × 1.027 = $308,100

If no qualifying new improvement or ownership reset applies, the preliminary capped value would be approximately $308,100, subject to the property’s just value and Florida assessment rules.

Save Our Homes does not cap market/just value. Your Property Appraiser can show a much larger increase in just value while assessed value remains limited by SOH.
Even when market value falls, assessed value can sometimes rise within the permitted SOH limit until it approaches just value. This often surprises owners who expect a declining market value to guarantee a declining assessed value.
SOH
Florida DOR Save Our Homes Official assessment limitation and current CPI information.
Open Official Save Our Homes Guide

Just Value, Assessed Value and Taxable Value Are Different

Just Value Florida’s term for the property’s market-value assessment before applicable assessment limitations.
Assessed Value Value after Save Our Homes or another applicable assessment limitation.
SOH Difference Difference between just value and the lower Save Our Homes assessed value.
Exempt Value Homestead and other exemption amounts removed for an applicable taxing authority.
Taxable Value Amount on which an individual taxing authority applies its millage rate.
Millage Tax rate expressed as dollars per $1,000 of taxable value.
Why your tax bill has several taxable values: the school district cannot use the second homestead exemption, while eligible non-school taxing authorities can. Additional local exemptions can also vary by taxing authority.
Moving within Florida

How Florida Homestead Portability Works

Portability can allow a homeowner moving from one Florida homestead to another to transfer part or all of the accumulated Save Our Homes assessment difference.

The maximum transferable benefit is generally $500,000.

501T
Form DR-501T Transfer of Homestead Assessment Difference.
Open Official DR-501T
Find your old homestead record. Save its county, parcel number, just value, assessed value and date you stopped using it as your homestead.
Find your new Florida homestead record.
File DR-501 for the new homestead.
File DR-501T for portability. It accompanies the homestead process and identifies the prior property.
File by March 1. Portability uses the same standard March 1 filing deadline.
The new county contacts the previous county. The counties exchange the prior homestead/Save Our Homes information.
Verify the transferred assessment difference. Do not look only for the word “homestead”; confirm the new assessed value.

Three-year rule

The timing rule is often misunderstood. You generally must establish the new Florida homestead within three years of January 1 of the year in which the previous homestead was abandoned.

It is not simply “three years from the sale date.” Use the statutory January 1 timing rule and ask the new Property Appraiser to verify eligibility if your move spans several tax years.

Upsizing example

Old just value: $600,000

Old assessed value: $350,000

SOH difference = $250,000

If the new home’s just value is $800,000, the owner may potentially transfer the $250,000 assessment difference, subject to qualification and the $500,000 statutory maximum.

Downsizing is proportional

When the new home’s just value is lower than the old home’s just value, portability is generally calculated proportionally rather than by simply subtracting the entire old SOH difference.

Spouses or co-owners who separate and move to different Florida homesteads can face special allocation rules. DR-501T specifically addresses co-applicants and prior homesteads, so do not estimate a split yourself when several owners are moving differently.
Critical buyer warning

Why a Seller’s Florida Property Tax Bill Can Mislead a Buyer

Save Our Homes benefits are tied to the qualifying owner’s homestead. A change of ownership generally causes the property to be reassessed at just value on the following January 1, unless a statutory exception applies.

This means a longtime owner’s tax bill can be dramatically lower than the buyer’s future tax bill.

Seller’s just value May be much higher than seller’s assessed value.
Seller’s assessed value Can reflect years of accumulated Save Our Homes protection.
Buyer reassessment A qualifying ownership change can reset assessed value to just value.
Buyer’s portability A buyer with a prior Florida homestead may reduce the new assessed value by transferring eligible SOH savings.
Home-shopping rule: never budget future Florida property taxes by simply copying the seller’s current bill. Check the current just value, likely reassessment and your own portability/exemption eligibility.
Current August 2026 action

Missed the March 1 Florida Homestead Deadline?

The regular 2026 homestead filing deadline was March 1, 2026. Because it is now later in the 2026 tax calendar, a homeowner who missed that date should not simply wait until 2027 without checking the statutory late-filing procedure.

Florida law provides a limited late-filing route when the applicant can demonstrate circumstances such as an inability to timely file or other qualifying extenuating circumstances.

Contact the county Property Appraiser immediately. Ask specifically for the late-file homestead process.
Identify the date the TRIM notice was mailed. The late-filing window is tied to the statutory notice schedule.
Submit the application and explanation/evidence required by the county.
Do not assume the Property Appraiser must grant a late filing automatically. The statutory late process requires qualifying facts.
If the late request is not granted, review the VAB petition route.
Florida’s late-filing process is very different from states that allow routine multi-year retroactive homestead applications. Act quickly because deadlines can be tied to the actual mailing of your TRIM or denial notice.
Florida property-tax timeline

Dates a Florida Homestead Owner Should Know

January 1 Primary ownership/residency qualification date and annual property assessment date.
March 1 Standard deadline for homestead exemption and portability applications.
Summer Property Appraisers complete assessment work and exemption reviews.
August TRIM notices are generally mailed, showing proposed property taxes, values and exemptions.
After notice VAB and late-filing deadlines can run from the applicable notice mailing date.

Do You Have to Reapply for Florida Homestead Every Year?

Florida law permits Property Appraisers to use renewal procedures that reduce the need for homeowners to complete a full DR-501 every year. Many counties automatically renew an existing exemption unless the owner’s eligibility changes.

However, you should not assume every county uses precisely the same administrative process.

Practical rule: once approved, check the next year’s parcel record or renewal notice rather than automatically filing a duplicate application.

You should contact the Property Appraiser when:

  • the property is no longer your permanent residence;
  • ownership changed;
  • you moved;
  • you no longer qualify for a special exemption;
  • the Property Appraiser asks you to requalify; or
  • the exemption unexpectedly disappears from the account.
Rental / Airbnb issue

Can You Rent a Florida Homestead and Keep the Exemption?

Renting all or substantially all of a homestead can constitute abandonment of the property as a permanent residence.

Florida law contains an important short-term rule: abandonment is not necessarily established solely because the home is rented for part of a year, but renting it for more than 30 days per calendar year for two consecutive years can trigger loss of homestead under the statutory rule.

Do not treat “30 days” as a universal Airbnb safe harbor. Permanent-residence facts still matter, and rental patterns can affect homestead qualification. Contact the Property Appraiser before converting a homestead to substantial rental use.
Florida law also contains special treatment for certain Armed Forces members whose service affects occupancy/rental circumstances.
Age 65 or older

Florida Senior Homestead Exemptions in 2026

Florida does not have one automatic statewide extra senior exemption that every county and city must provide. Instead, state law allows local governments to adopt additional exemptions for qualifying homeowners.

The statewide 2026 household income limitation is $38,686 for the income-limited senior exemption programs.

Local senior exemption up to $50,000 A county or municipality can adopt an additional exemption for a qualifying owner age 65 or older whose household income does not exceed the annual statutory limit.
Long-term resident exemption A county or municipality can adopt an exemption equal to the home’s assessed value for certain 65+ homeowners with limited income who have maintained permanent residence for at least 25 years, when the home’s just value met the statutory limit at initial eligibility.
These local senior exemptions apply only to the levy of the county or municipality that adopted them. They are not automatically applied to school or every special-district tax.
65+
Florida DOR Exemption Guidance Statewide framework for senior and other exemptions.
Open Official Exemption Guide

Other Florida Exemptions Listed on the Current DR-501

Widowed person — $5,000 Qualifying widowed applicants may claim this separate exemption.
Blind person — $5,000 Requires qualifying disability evidence.
Total and permanent disability — $5,000 Florida provides a separate exemption for qualifying disability.
Quadriplegic total exemption Qualifying applicants can receive exemption from ad valorem property taxes, subject to statutory documentation.
Severe disability + limited income Certain paraplegic, hemiplegic, wheelchair-dependent or legally blind applicants can qualify for broader exemption relief under specific conditions.
First responder Certain first responders totally and permanently disabled in the line of duty, and qualifying surviving spouses, can receive substantial or total relief.
Veterans, military & survivors

Florida Veteran and Military Property Tax Benefits

Florida has several different military and veteran exemptions. They should not be treated as one generic “veteran discount.”

10% or greater service-connected disability A qualifying wartime-disabled veteran may receive a $5,000 exemption from assessed value under the applicable statute.
Total and permanent service-connected disability A qualifying veteran can receive a total exemption from ad valorem taxes on the residence homestead.
Wheelchair-related veteran exemption Separate total-homestead exemption rules can apply to qualifying veterans who require a wheelchair because of a service-connected disability.
Age 65+ combat-related disability discount Qualifying veterans age 65 or older can receive a discount corresponding to the percentage of service-connected combat disability.
Deployed military exemption Certain members deployed outside the continental United States, Alaska and Hawaii in qualifying operations can receive a percentage-based exemption.
Surviving spouses Florida provides continuation or separate benefits in several qualifying veteran, active-duty death and first-responder situations.
Florida guidance permits an eligible veteran to begin the application process even when final government/VA disability documentation has not yet arrived. Once qualifying documentation is received, statutory effective-date rules can apply.
MIL
Florida Military & Veteran Property Tax Benefits Official Florida DOR guidance.
Open Official Military/Veteran Guide
What DR-501T asks for

What to Gather Before Filing Florida Portability

New homestead address Physical address and parcel identification.
New county The Property Appraiser receiving the portability application.
Previous homestead address Include the prior county and parcel number.
Date previous homestead was abandoned DR-501T asks when the old property was sold or stopped being used as homestead.
Previous co-applicants Identify spouses/co-owners connected with the prior homestead.
Owners not moving The form asks about prior owners remaining at the old homestead or moving elsewhere.
If co-applicants are moving from different previous homesteads, the current DR-501T instructions call for separate forms. This is a common portability edge case that a simple online calculator may not handle correctly.
After submitting

How to Verify Your Florida Homestead Exemption

Return to your county Property Appraiser’s parcel search.
Open the exact parcel. Confirm parcel ID and physical address.
Select the correct tax year. Historical exemption records may differ from the current year.
Look for Homestead / Exemptions.
Check assessed and taxable values. The exemption code alone does not show whether portability or SOH was calculated correctly.
For portability, compare just value and assessed value.
Review the TRIM notice when it arrives. The notice should reflect the exemption and proposed taxable values.
If something is wrong, contact the Property Appraiser before the appeal deadline.
Exemption denied?

How to Challenge a Florida Homestead or Portability Decision

The first practical step is usually to contact the Property Appraiser and understand exactly why the application was denied or calculated differently.

If the issue remains unresolved, Florida’s Value Adjustment Board (VAB) process can hear qualifying disputes involving exemptions, classifications, valuations and portability.

Read the denial or TRIM notice. Note the mailing date and stated reason.
Contact the Property Appraiser. Ask whether missing documentation can resolve the issue without a formal petition.
Open the Florida DOR VAB information.
Use the correct petition. DR-486 is used for many property-tax petitions; portability disputes have a specific portability petition route.
File with the local VAB clerk—not with Florida DOR.
Meet the deadline shown by the applicable notice/calendar.
VAB
Florida Value Adjustment Board Resources Official appeal information and forms.
Open Official VAB Resources

Which Florida Property Office Handles Your Problem?

Your task
Correct office
What that office handles
Homestead application
County Property Appraiser
Exemptions, assessments, SOH calculations and property classifications.
Portability
New county Property Appraiser
DR-501T and coordination with the prior county.
Tax bill / payment
County Tax Collector
Bills, payments, receipts, delinquency and certain deferral matters.
Exemption denial / value dispute
Property Appraiser + VAB
Informal correction and formal petition/hearing process.
Deed / ownership document
Clerk of Court / Official Records
Recorded deeds and other official real-property instruments.
Avoid these Florida-specific mistakes

Homestead Mistakes That Can Cost a Florida Homeowner Money

Using “$50,000” as the 2026 answer The second non-school exemption is CPI-adjusted and is $26,411 for 2026.
Assuming both exemptions reduce school taxes School levies receive only the first $25,000 general homestead exemption.
Calling Save Our Homes a 3% cap in every year The actual 2026 limit is 2.7% because CPI is lower than 3%.
Using the seller’s assessed value A qualifying ownership change can reset the assessment.
Forgetting portability Eligible SOH savings can be worth far more than the basic exemption.
Thinking portability is three years from closing The statute measures eligibility from January 1 of the year the old homestead was abandoned.
Waiting after missing March 1 Florida late filing has a limited notice-based window.
Ignoring rental use Substantial rental activity can jeopardize homestead status.
Paying a commercial filer unnecessarily Counties commonly provide their own official filing systems.
Failing to verify the exemption Submission does not guarantee approval or a correct portability calculation.
County-specific Florida help

Published Florida Property Guides on County-CAD.us

Florida law is statewide, but the actual parcel search, online homestead application and local contact process are county-specific.

Miami-Dade County Property Search

Property Appraiser records, exemptions, assessments and official Miami-Dade property workflow.

Read Miami-Dade County Guide
Broward County Property Search

Broward appraisal records, property values, exemption routing and tax information.

Read Broward County Guide
Palm Beach County Property Search

Palm Beach County property appraisal, records and tax-related research.

Read Palm Beach County Guide
Hernando County Property Search

Property Appraiser records, local search and assessment workflow.

Read Hernando County Guide
Bay County Property Search

Bay County appraisal records, property lookup and tax-office routing.

Read Bay County Guide
Charlotte County Property Search

Property record lookup, assessment and Florida county property resources.

Read Charlotte County Guide
Information extracted from official Florida forms

Details Most Short Homestead Guides Leave Out

DR-501 asks about prior Florida homestead. This can identify a portability opportunity that a new homeowner may otherwise miss.
Residency is based on several facts. ID, voter registration, vehicles, tax returns, employment, banking, utilities and children’s schooling can all matter.
Trust ownership needs disclosure. The application specifically asks whether title is held in trust.
Every owner does not automatically receive the same benefit. Ownership percentages and residence status can affect the application.
Portability has its own application. DR-501T is separate from the basic homestead application.
Special exemptions require their own evidence. Senior, disability, veteran, first-responder and surviving-spouse benefits are not granted merely by checking “homestead.”
Improper exemption can create a lien. The current application explicitly explains back-tax, penalty and interest consequences.
Homestead does not erase special assessments. Non-ad valorem charges can remain even when taxable value is reduced.
Primary source ledger

Official Sources Used for This Florida Homestead Guide

Florida DOR — Property Tax Exemptions

Statewide homestead, Save Our Homes, senior, veteran, disability and related exemption guidance.

Open Official Exemptions Page
DR-501 — Homestead Application

Current application fields, documentation, residency evidence, special exemptions, penalties and filing instructions.

Open DR-501
PT-113 — Homestead Information

State explanation of the two exemption bands, eligibility, documentation and application procedure.

Open PT-113
2026 Additional Exemption Adjustment

Official 2.7% CPI adjustment and 2026 second exemption maximum of $26,411.

Open 2026 Adjustment
Save Our Homes 2026

Official 2026 2.7% homestead assessment limitation.

Open Save Our Homes Guide
PT-112 — Save Our Homes & Portability

Assessment-difference explanation, portability timing and ownership-reset rules.

Open PT-112
DR-501T — Portability Application

Prior/new homestead information and county-to-county portability workflow.

Open DR-501T
Florida Local Officials Directory

Official Property Appraiser and Tax Collector contacts for Florida counties.

Open Local Officials Directory
Florida Statute 196.031

Statutory homestead-exemption eligibility and exemption structure.

Open Florida Statute
Florida Value Adjustment Boards

Official exemption, value, classification and portability appeal resources.

Open VAB Information
Reviewed August 22, 2026. Homestead eligibility is governed by Florida law, but application portals, county processing procedures, local senior exemptions and parcel records vary by county. Complete the actual filing through the official county Property Appraiser.
Independent-site notice

About This Florida Property Tax Guide

County-CAD.us is an independent informational website. It is not the Florida Department of Revenue, a county Property Appraiser, Tax Collector, Value Adjustment Board, Clerk of Court or another government agency.

We use public government sources to explain property-record and tax procedures in plain language. Official applications, exemption decisions, assessments, tax bills, appeals and payments remain with the responsible government office.

Sources & Methodology How County-CAD.us researches property information
Editorial Policy Review our editorial standards
Disclaimer Read the site disclaimer
Report an outdated rule or link Contact County-CAD.us
10 Florida homestead questions

Florida Homestead Exemption FAQs

1. How much is the Florida homestead exemption in 2026?

The first $25,000 of Florida homestead exemption applies to qualifying property taxes including school district taxes. For 2026, an additional inflation-adjusted exemption of up to $26,411 applies to assessed value above $50,000 for non-school levies. A qualifying property with enough assessed value can therefore receive up to $51,411 of exemption for applicable non-school taxes.

2. What is the Florida homestead exemption deadline?

March 1 is the standard annual filing deadline for Florida homestead exemption and Save Our Homes portability applications. A limited late-filing process can exist after March 1 when statutory requirements and deadlines are met, so a homeowner who missed the deadline should contact the county Property Appraiser promptly.

3. Where do I file for the Florida homestead exemption?

File with the Property Appraiser in the Florida county where the property is located. The Florida Department of Revenue provides statewide forms and rules but does not process an individual homeowner’s homestead application. Many county Property Appraisers provide online filing.

4. What documents do I need for a Florida homestead exemption?

The current DR-501 asks for parcel and deed information, ownership percentage, Social Security numbers, permanent-residency dates and several residency indicators such as Florida identification, vehicle registration, voter registration, federal tax-return address, employment, banking, utilities and dependent children’s school location. Special ownership or exemption situations can require additional documentation.

5. What is the Florida Save Our Homes cap for 2026?

The 2026 Save Our Homes assessment limitation is 2.7%. Florida limits annual growth in the assessed value of a qualifying homestead to the lower of 3% or the applicable CPI change. The 2026 CPI adjustment is 2.7%, so the 2026 limit is 2.7%. This does not limit the property’s just or market value to a 2.7% increase.

6. How much Florida homestead portability can I transfer?

Florida Save Our Homes portability can generally transfer up to $500,000 of the assessment difference from a previous Florida homestead to a new qualifying Florida homestead. The owner files DR-501T with the new homestead application. Downsizing can require a proportional calculation rather than transfer of the full prior difference.

7. How long do I have to use Florida homestead portability?

You generally must establish the new Florida homestead within three years of January 1 of the year in which the previous homestead was abandoned. This is not simply three years from the sale closing date. File the portability application with the new county Property Appraiser by the applicable March 1 deadline.

8. Can I rent my Florida homestead?

Substantial rental of a homestead can constitute abandonment of permanent residence. Florida law includes a rule under which rental for more than 30 days per calendar year for two consecutive years can cause loss of homestead status, subject to statutory exceptions. Rental facts can be complex, so contact the Property Appraiser before converting a homestead to significant rental use.

9. Do Florida homeowners have to reapply for homestead every year?

Many Florida Property Appraisers use renewal procedures that allow an approved homestead exemption to continue without filing a full new DR-501 every year. Procedures can vary by county, and the Property Appraiser can require requalification when appropriate. Homeowners should report changes that affect eligibility and verify the exemption on the following year’s property record.

10. What should I do if my Florida homestead exemption is denied?

Read the denial notice and contact the county Property Appraiser first to determine whether missing evidence or another correctable issue caused the denial. If the issue remains unresolved, qualifying exemption and portability disputes can be taken to the county Value Adjustment Board. File the appropriate petition with the local VAB clerk by the deadline tied to the applicable notice.

Free County CAD Property Tax Assistant

Estimate Taxes, Exemptions, Escrow, Protest Savings and Next Steps

This sitewide tool helps homeowners, buyers, sellers and investors understand property tax numbers before they check the official county appraisal district or tax office. It runs in your browser, does not collect personal data and gives practical next steps after each calculation.

Start Free Tool
8-in-1Calculator, checklist and official-search helper in one widget.
No loginWorks instantly without collecting names, emails or property IDs.
Mobile-firstDesigned for phone users reading county CAD articles.
HelpfulGives next steps, not only numbers.

What are you trying to do today?

Choose your main goal. The tool will guide you to the right calculation or next step.

Best for homeowners

Use Tax, Exemption and Protest tabs to understand your appraisal notice and possible savings.

Best for buyers

Use Buyer Budget and Monthly Escrow before relying only on a mortgage payment estimate.

Property Tax Estimate Calculator

Estimate annual tax using property value, assessment ratio, exemptions and local tax rate.

Homestead and Exemption Savings

Estimate how much a homestead, senior, disabled, veteran or local exemption may reduce annual tax.

Monthly Escrow / Ownership Cost

Estimate monthly property tax, insurance, HOA and reserve cushion. Useful for buyers and homeowners comparing affordability.

Property Tax Protest Savings

Estimate possible savings if your appraised value is reduced after a protest, evidence review or correction.

Appraised Value Growth / Cap Impact

Estimate how a value increase or appraisal cap may affect taxable value. Rules vary by state, county and exemption status.

Home Buyer Monthly Budget Estimate

Estimate a more realistic monthly ownership cost by adding mortgage, property tax, insurance and HOA.

Find Official County CAD and Tax Resources

Enter county and state to create safe search links. This avoids guessing official URLs and helps users find the correct county appraisal district, property search, tax payment and exemption pages.

Why this tool helps your site

It gives visitors an interactive reason to stay on the page, calculate their own numbers and move from general reading to practical action.

Best placement

  • Below county CAD articles
  • Before FAQ section on long posts
  • Inside sidebar or after first major section on desktop

Estimate disclaimer

Values are educational estimates. Visitors should confirm final values, exemptions, tax rates, payment status and deadlines with official county resources.

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