Under Florida law, whenever real estate is sold in Broward County, the assessed value resets to full market value—often causing a massive property tax spike for the new owner. Filing for your Homestead Exemption immediately triggers the Save Our Homes (SOH) 3% assessment cap, preventing future tax shock. This guide outlines the exact savings math, strict filing dates, and BCPA online portal workflows.
Broward County FL Homestead Exemption: Rules, Savings & BCPA Guide
As a permanent Florida resident owning a home in Broward County on January 1, you are entitled to shield up to $50,000 of your property’s assessed value from taxes. Let’s decode the confusing dual-tier $25k deduction, explore Low-Income Senior and Veterans exemptions, and walk you through submitting your application to Property Appraiser Marty Kiar’s office.
Broward County Property Appraiser (BCPA) Directory
The BCPA (led by Marty Kiar) processes all exemption applications and assesses property values. Note: They do not collect taxes or set millage rates; that is handled by the Tax Collector’s Office.
Fort Lauderdale, FL 33301
The Save Our Homes (SOH) 3% Assessment Cap
While the $50,000 deduction is nice, the most powerful financial benefit of filing for Homestead in Florida is the Save Our Homes Cap.
Available Exemptions in Broward County
Beyond the baseline homestead, Florida offers specific tax reductions for seniors, veterans, and deployed military members. All require you to establish your permanent residency first.
| Exemption Type | Who Qualifies | Benefit Breakdown |
|---|---|---|
| Standard Homestead | U.S. Citizens or Permanent Residents owning/occupying the home on Jan 1. | Up to $50,000 off the assessed value (see math breakdown below) + the 3% SOH Cap. |
| Low-Income Senior | Age 65+ on Jan 1 with total household adjusted gross income under the state limit ($38,686 for 2025/2026). | An additional exemption granted by participating cities/county (up to an extra $25k-$50k depending on the municipality). Must renew annually. |
| Disabled Veteran | Honorably discharged veterans with a service-connected disability of 10% or more. | A flat $5,000 deduction off the assessed value. |
| 100% Disabled Vet | Veterans with a service-connected total and permanent (T&P) disability rating. | Total Exemption (100% free) from ad valorem property taxes. |
| Deployed Military | Active duty military deployed outside the U.S. during the prior year in support of designated operations. | Additional percentage exemption based on the number of days deployed overseas. |
How the $50,000 Exemption Math Actually Works
The Florida Homestead Exemption is split into two tiers. It does not simply subtract $50k from your home’s value across the board. The second $25,000 does not apply to school board taxes.
Applies to the first $25k of value.
Exempt from ALL property taxes (County, City, & School Board).
Fully taxable.
No exemption applies to this tier of your home’s assessed value.
Applies to value between $50k-$75k.
Exempt from non-school taxes only (School Board taxes still apply).
Official Resources & Quick Links
10 Frequently Asked Questions (Broward Homestead)
1. When is the deadline to file for a homestead exemption in Broward County?
The timely filing deadline is March 1 (or the first business day in March, such as March 2, 2026). The absolute final late filing deadline is 25 days after TRIM notices are mailed (usually mid-September).
2. Do I need to reapply for my homestead exemption every year?
No. Once approved, your standard exemption and Save Our Homes cap renew automatically. You only need to notify the BCPA if you sell the home, rent it out, or change your permanent residency.
3. What happens if I rent out my homesteaded property in Florida?
Renting out your entire property constitutes an abandonment of your homestead. Florida law requires you to notify the BCPA by March 1 to remove the exemption. Failure to do so can trigger a tax lien with 50% penalties and 15% interest going back 10 years.
4. What is the Low-Income Senior Exemption threshold?
Homeowners aged 65+ must have a total household adjusted gross income that does not exceed the state limit (set at $38,686 for 2025). Unlike the standard homestead, this senior exemption must be renewed annually.
5. What documents do I need to apply online?
You need your Florida Driver’s License or State ID (reflecting the property address), Social Security Numbers for all owners and spouses, and the address listed on your last IRS tax return.
6. Can I claim the homestead exemption if I have a Green Card?
Yes. U.S. Citizens and Permanent Residents (Green-card holders) are eligible to apply, provided they meet the January 1 permanent residency requirement.
7. Can my spouse and I claim exemptions on two different homes?
No. Under Florida law, a married couple is considered one family unit and can only claim one homestead exemption anywhere in the world (even if the other home receives a residency benefit in another state, like New York’s STAR program).
8. How does Portability work if I move to a new house?
Portability allows you to transfer your accrued Save Our Homes tax savings (up to $500,000) to a new primary residence in Florida. You must file a separate Portability Application alongside your new Homestead Application when you move.
9. Are veterans eligible for additional exemptions?
Yes. Veterans with a 10%+ service-connected disability get a $5,000 deduction. Veterans with a service-connected total and permanent (100%) disability are completely exempt from all property taxes.
10. How do I contact Marty Kiar’s BCPA Office?
You can contact the Broward County Property Appraiser at (954) 357-6830, email CSEmgmt@bcpa.net, or visit their office at 115 S. Andrews Avenue, Room 111, Fort Lauderdale, FL 33301.