Homestead Exemption to Portability: All About Florida Property Taxes

Portability First: Keep Your Florida Tax Savings When You Move (Up to $500,000)

If you owned a prior Florida homestead, portability can reduce the taxable value of your new primary residence by transferring your Homestead Assessment Difference (your “Save Our Homes” benefit) — up to $500,000. Miami-Dade confirms portability transfers the difference between assessed and market value to another homestead.

📅 Key deadline: March 1 for Homestead & Portability filings (file with your County Property Appraiser) 🏠 Assessment snapshot: January 1 each year for eligibility/value basis 💳 Tax bills typically payable starting Nov 1 (early-pay discounts may apply)
Homestead Exemption Save Our Homes Cap Portability County Links Included

What changes for property taxes after you buy a home

The biggest surprise for new Florida homeowners: the prior owner’s tax bill is not your tax bill. A change in ownership can reset assessed value closer to market value, and exemptions don’t automatically transfer. Miami-Dade’s Property Appraiser explicitly warns buyers not to assume taxes will stay the same after a sale.

1) Find your values Look up your parcel on your Property Appraiser site (assessed value, exemptions, caps).
2) Watch for TRIM The TRIM notice (late summer) shows proposed taxes and appeal options.
3) Pay the bill The Tax Collector mails bills and processes payments (online, mail, in-person).

How to find and pay your property taxes (simple workflow)

  1. Search your property in your county Property Appraiser portal (verify owner name, mailing address, exemptions).
  2. Confirm homestead/exemption status (if you’re living there as your primary residence).
  3. Go to the Tax Collector site to pay your bill online once billed (typically after Nov 1).
  4. Pay early if available — Palm Beach publishes early payment discounts (Nov–Feb).
Pro tip: If your mortgage includes an escrow account, your lender usually pays the tax bill — but you still need to apply for homestead/portability yourself. Escrow doesn’t file exemptions for you.

Homestead Exemption: the cornerstone benefit (and why it matters)

Florida’s Homestead Exemption can reduce your taxable value, and it unlocks the “Save Our Homes” assessment limitation (which caps annual assessed value increases). Broward summarizes the cap as no more than 3% or CPI (whichever is lower) for homesteaded property.

Eligibility concept Primary residence status as of January 1 + apply by March 1 using DR-501 (file with the county property appraiser).
Why it’s powerful You get an immediate tax break + you start building a long-term shield against rising assessed values (SOH cap).
What you file for Homestead

The Florida Department of Revenue’s homestead application is Form DR-501. It states permanent residency is required on January 1 and the application is due by March 1.

Portability (explained like you’re actually using it)

Portability does not “transfer your homestead exemption.” Florida DOR clarifies you can’t transfer homestead itself, but you may be able to transfer your homestead assessment difference (“portability”), lowering your new assessed value.

What you’re transferring

The “Save Our Homes” benefit is the difference between your home’s market (just) value and your assessed value (limited by the SOH cap). Portability allows you to transfer that difference — up to $500,000 — to your next Florida homestead.

Deadlines and filing rules that matter

  • You generally file portability when you apply for homestead on the new home (Palm Beach notes you can e-file portability with homestead).
  • Florida DOR’s portability form is DR-501T (“Transfer of Homestead Assessment Difference”).
  • Monroe explains you must establish the new homestead on or before January 1 of the third tax roll year after leaving the prior homestead; and the filing deadline is March 1.
Portability example (real numbers)

Old home: Market value $550,000. Assessed value (with SOH cap) $360,000.
SOH/Portability difference: $190,000.

New home: Market value $650,000. If you qualify and file portability, that $190,000 can reduce the assessed value used for taxes on the new homestead. Miami-Dade provides portability calculations guidance and examples for how it’s applied in practice.

Note: the exact taxable value depends on county calculation method, ownership structure, and whether the new home costs more/less than the prior home. Use the county calculators below to estimate.

Palm Beach Portability Calculator Broward Portability Estimator

County links: Search your property, apply for exemptions, pay taxes

County Property Appraiser (Search / Homestead / Portability) Tax Collector (Pay Property Taxes)
Palm Beach pbcpao.gov
Portability page: pbcpao.gov/portability.htm 		Pay Online hub: pbctax.gov/pay-online
Property Tax info/discounts: pbctax.gov/taxes/property-tax
Broward Homestead info: bcpa.net/homestead.asp
Online Homestead filing: bcpa.net/onlinehomestead.asp 		Property tax payment info: browardtax.org/property-tax
Miami-Dade Homestead apply online: Homestead (apply online)
Portability info: Portability 		Real Estate Tax Payments: mdctaxcollector.gov
Monroe Portability (rules + timing): mcpafl.org/exemptions/portability
Real property exemptions: mcpafl.org/exemptions/real-property-exemptions 		Pay property taxes: monroetaxcollector.com/pay-property-taxes

Fast checklist for new homeowners (do this, don’t guess)

  • Apply for homestead (DR-501) if this is your primary residence.
  • File portability (DR-501T) if you had a prior Florida homestead and moved within the allowed window.
  • Confirm your mailing address on the Property Appraiser record (so TRIM/tax notices reach you).
  • Know who does what: Property Appraiser = value/exemptions; Tax Collector = bills/payments.
Official forms (download)

Homestead application (DR-501): Download PDF
Portability application (DR-501T): Download PDF

Want a clean “new-owner tax expectation” estimate?

Send me the property address + whether this will be your primary residence + whether you’re coming from a prior Florida homestead. I’ll walk you through what typically changes and what to file (homestead vs portability).

WhatsApp: Send Address CMA / Value Review Link

Educational content only — always verify current rules with your county Property Appraiser / Tax Collector.

Legal & Accuracy Notice

This article is for general educational purposes and is not legal or tax advice. Tax outcomes vary based on exemptions, ownership structure, municipal assessments, and filing deadlines. Always confirm details with the official county websites and/or a qualified tax professional.

County roles: Property Appraiser handles values/exemptions; Tax Collector handles billing/payment methods.