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Random freezes, missing sound and display glitches usually trace back to one bad driver. Find and replace yours safely.Free scan · under a minuteShort answer: Florida’s homestead exemption and portability are different benefits. The exemption reduces the taxable value of an eligible permanent residence and does not move to a new property. Portability may move some or all of the old home’s accumulated Save Our Homes assessment difference to a new Florida homestead, if you meet the timing and filing rules.
Homestead exemption and portability are not the same benefit
Florida homeowners often use “homestead” to describe both programs, but they affect different parts of the property-tax calculation.
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| Feature | Homestead exemption | Save Our Homes (SOH) portability |
|---|---|---|
| What it changes | Reduces taxable value after the property’s assessed value is determined. | Can reduce the assessed value of a replacement Florida homestead by transferring an accumulated difference from the former homestead. |
| Does it transfer to a new home? | No. The exemption itself stays with the former parcel. | Potentially. An eligible owner may transfer all or part of the SOH assessment difference. |
| Where it applies | The first portion applies to school and non-school taxes; the additional portion applies only to non-school taxes. | It affects the replacement property’s assessed value before exemptions and taxing-district millage rates are applied. |
| Primary filing | Form DR-501. | Form DR-501T filed with the new homestead application. |
| Deadline covered by state guidance | Apply by March 1 for the tax year, with the property generally established as a permanent residence by January 1. | File by March 1 and satisfy the three-year window measured from January 1 of the year the prior homestead was abandoned. |
The county property appraiser, not a general rule of thumb or an online estimate, decides eligibility for the parcel and the move facts involved.
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How Florida’s homestead exemption works
Who may qualify
Florida Department of Revenue guidance says a person who owns property and makes it a permanent residence, or makes it the permanent residence of a dependent, may qualify for a homestead exemption. The property must generally be the owner’s permanent residence by January 1 to potentially qualify for that year. County property appraisers make the final determination, and counties can differ in filing methods and the evidence they request.
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“Permanent residence” is a factual determination for the property appraiser. When applying, be prepared to follow the county’s instructions about ownership, occupancy and identity. A homestead application should identify the actual parcel and the people who claim the residence; do not assume that a prior county’s approval automatically establishes eligibility at the new address.
The exemption is up to $50,000 of value, not a $50,000 tax check
The maximum exemption described in Florida Department of Revenue guidance is up to $50,000 in taxable value reduction, divided into two portions:
- First $25,000: applies to all property taxes, including school-district taxes.
- Additional amount up to $25,000: applies to assessed value over $50,000 and applies only to non-school taxes.
The additional portion is adjusted annually when the consumer price index (CPI) change is positive. Because the exemption reduces taxable value rather than directly crediting a tax bill, the dollar savings depend on the parcel’s taxable value and the millage rates charged by each taxing district. A property with a value below the relevant threshold cannot use an amount that exceeds its eligible assessed value.
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1Scan for outdated or missing drivers - takes under a minute2Repair Windows errors before they cause bigger problems3Fix the driver behind crashes, sound loss and screen glitchesThe two portions can therefore produce different effects on the same bill. School-district taxes receive only the first portion, while county, municipal and other non-school taxing districts may receive both portions when the assessed value is high enough. The exemption is applied after assessment limits are considered, so it should not be confused with the SOH cap that controls assessed-value growth.
Applying for the exemption
Use Form DR-501 with the property appraiser in the county where the home is located. The state’s general filing deadline is March 1. A county may offer an online, mail, or in-person process and may ask for proof of ownership, residency, or other identifying information. Keep confirmation of the filing and review the resulting property record; an application is not the same as an approval.
If you buy late in a calendar year, ask the appraiser how the January 1 occupancy requirement applies to the next tax year. If you change addresses, keep the former and new parcel information together so the county can distinguish a new exemption request from a portability request.
What Save Our Homes protects
Save Our Homes does not freeze a home’s market value. It limits how quickly the property’s assessed value can rise after the home has received homestead treatment and the property appraiser has assessed it at just value.
The annual cap
After the initial homestead year at just value, the annual increase in assessed value is capped at the lesser of 3% or the applicable CPI change. The cap is an assessment limit, not a promise that a home’s market value will rise by, or be limited to, that percentage.
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The difference between the property’s just value and its capped assessed value accumulates as the SOH assessment difference. That accumulated difference is the potential benefit that portability can carry to another Florida homestead.
Just value is the property appraiser’s value before assessment limitations. Assessed value reflects the applicable limitation, and it can be lower than just value when SOH has accumulated. A rising market can therefore enlarge the difference even though the assessed value moves only within the annual cap. Portability concerns this assessment difference, not an owner’s equity, sale proceeds or a cash credit.
Tax-year figures must be labeled
The Florida Department of Revenue’s revised January 2026 table lists these annual SOH assessment caps:
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| Tax year | Listed SOH assessment cap | How to interpret it |
|---|---|---|
| 2025 | 2.9% | Annual figure for 2025, not a permanent rate and not a direct tax reduction. |
| 2026 | 2.7% | Annual figure for 2026, not a permanent rate and not a direct tax reduction. |
The general rule remains the lower of 3% or the applicable CPI change, so a future year can have a different percentage. Always label a quoted percentage with its tax year; using a prior year’s cap to forecast a later assessment can be misleading.
What portability transfers when you move
When an eligible owner moves from one Florida homestead to another, portability may transfer all or part of the old property’s accumulated SOH assessment difference. The transferred amount lowers the new property’s assessed value; it does not transfer the old property’s homestead exemption.
Whether the entire difference can be used depends on the old and new parcels and the applicable eligibility rules. The new home’s just value, the prior home’s just and assessed values, ownership details, and the county’s determination all affect the result. Portability therefore cannot be converted into a guaranteed tax-dollar figure before the property appraiser reviews both parcels.
Portability is best understood as an assessment adjustment made on the replacement parcel. The new home still receives its own just-value assessment, then any approved SOH difference is considered, then applicable exemptions reduce taxable value. Millage rates are applied only after those steps, and rates can vary among school, county, municipal and other districts.
Can I keep my homestead exemption if I move?
No—not on the replacement property. The exemption on the former parcel is not transferable. You must apply for a homestead exemption on the new residence.
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You may be able to port the SOH assessment difference. Portability is a separate benefit that can move all or part of the accumulated difference between the former home’s just value and assessed value. In practical terms, you start over with a new exemption application, while separately requesting the eligible SOH difference for the replacement home.
The portability deadline starts on January 1
State guidance measures the portability window from January 1 of the year the previous homestead was abandoned. The new Florida homestead must be established within three years of that January 1 date. This is not three years from the date the old home was sold or the deed was recorded.
How to count the window
- Identify the calendar year in which the prior Florida homestead was abandoned.
- Use January 1 of that year as the starting point.
- Determine whether the new Florida homestead was established within the following three-year period.
- Confirm the calculation with the property appraiser, especially if the move, abandonment, or occupancy dates are not straightforward.
Missing the window can prevent a portability transfer even when the owner previously had a substantial SOH difference. Because “abandoned” and “established” depend on the facts of the move, obtain the county’s written interpretation if the former home was rented, held vacant, transferred between owners or occupied for only part of a year.
How to file for a new homestead and portability
Use the following sequence for a move to a new Florida home:
- Contact the new county’s property appraiser. Ask for the county’s current instructions, acceptable residency documentation, and any local submission options.
- File Form DR-501. This is the homestead-exemption application for the replacement residence.
- File Form DR-501T with DR-501. The transfer form requests portability of the prior homestead’s SOH assessment difference.
- Submit by March 1. This is the filing deadline described in the Florida Department of Revenue guidance for the homestead and portability applications.
- Check the three-year eligibility period. Count from January 1 of the year the previous homestead was abandoned, rather than from the sale date.
- Review the county’s decision. Confirm that the new parcel record reflects the exemption and any approved portability amount.
File even if you believe the county already has information from the old parcel. The exemption and portability requests are separate actions, and a prior approval does not automatically complete the new filing. Save copies of both forms, submission receipts, parcel numbers and any correspondence. If the county requests clarification, respond promptly and keep a dated record.
How the tax calculation fits together
Florida’s explanatory sequence is:
- Just value − assessment limits = assessed value. SOH limits can affect this step.
- Assessed value − applicable exemptions = taxable value. The homestead exemption is applied here.
- Taxable value × millage rate = tax liability. Different taxing districts can use different rates.
School and non-school taxes can use different exemption amounts. The first $25,000 homestead portion applies to both categories, while the additional portion applies only to non-school taxes and only to assessed value above $50,000. A state illustration cannot predict an individual bill: the actual assessment, approved exemption, approved portability amount, and local millage rates are required.
This sequence explains why two homes with the same purchase price can have different tax bills. Their just values, assessment histories, exemptions and taxing districts may differ. It also explains why a portability amount that lowers assessed value does not translate into the same dollar savings for every owner: the final multiplication uses the new parcel’s actual millage rates.
Examples of how the programs interact
Buying a replacement home after selling a Florida homestead
You apply for the homestead exemption on the new property because the old exemption does not follow you. If you meet the portability rules, the county may also apply the approved SOH assessment difference to the new parcel’s assessed value.
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Buying a more expensive home
A higher-priced replacement does not automatically mean the entire old SOH difference will reduce the new assessment. The county compares the relevant just values and applies the portability rules to the two parcels. Obtain the parcel-specific calculation before relying on a projected tax bill. A larger just value can change how much of the prior difference is usable, so a sales price alone is not enough to forecast the result.
Buying a less expensive home
A lower-priced replacement can limit how much of the old difference is usable. Portability is not a cash payment and cannot reduce assessed value below the amount allowed by the applicable rules. Ask the appraiser to show both the prior assessment difference and the amount applied to the new parcel.
Moving outside Florida
Florida portability applies to a move between Florida homesteads. A residence in another state is not a new Florida homestead to which the SOH difference can be transferred. If you later return and establish a Florida homestead, discuss the timing and prior-abandonment facts with the new county rather than assuming the old benefit remains available.
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Filing after the March 1 deadline
Do not assume that submitting late preserves the benefit for the current tax year. Contact the property appraiser immediately for the county’s instructions and any available remedy. The March 1 date is the state guidance deadline, and local notices may explain consequences or appeal procedures.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Common mistakes and how to avoid them
- Treating the exemption as transferable: Apply for the new home’s exemption separately; request portability separately.
- Counting three years from the closing date: The state rule uses January 1 of the year the prior homestead was abandoned.
- Filing only DR-501: A portability request requires DR-501T as well.
- Assuming a March 1 filing is optional: Confirm the current deadline and county procedure before submitting.
- Confusing assessed value with market value: SOH limits assessed-value growth; it does not cap the home’s market price.
- Expecting a fixed dollar rebate: The exemption reduces taxable value, and the final tax effect depends on local millage rates.
- Using a statewide estimate for a parcel decision: Only the county property appraiser can determine eligibility and calculate the approved transfer for the specific properties.
- Assuming a prior approval covers every owner or parcel: Ownership, residency and parcel facts can change, so submit the forms for the replacement home.
- Ignoring school-tax treatment: Do not apply the additional $25,000 portion to school taxes when estimating savings.
- Quoting an SOH percentage without a year: The 2.9% figure is for 2025 and the 2.7% figure is for 2026; neither is permanent.
A practical moving checklist
Several months before closing, identify the old parcel’s just value, assessed value and recorded homestead status. Ask the old county when it considers the prior homestead abandoned and retain the relevant notice or property record. For the replacement home, obtain the parcel number and contact the new property appraiser about evidence, electronic filing and the March 1 deadline.
After submitting DR-501 and DR-501T, save the confirmation numbers and copies of every attachment. When the property record is updated, verify the exemption, the assessed value and any portability amount separately. If a value or status appears wrong, contact the appraiser promptly; waiting until the tax bill arrives can make it harder to meet a value adjustment board deadline.
If the county denies the exemption or portability request
Read the notice and compare it with your ownership, residency, abandonment, and filing dates. Ask the property appraiser what documentation or explanation supports the decision. Florida Department of Revenue guidance says an owner may petition the county value adjustment board if the issue is not resolved. Observe the appeal instructions and deadlines in the county’s notice; a value adjustment board petition is a formal remedy, not an automatic extension of the filing deadline.
An owner with a complicated title, disputed residency, unusual abandonment history or a contested assessment may choose optional individualized assistance from a qualified Florida property-tax professional or real-estate attorney. That assistance does not replace the county’s determination, and any representative should review the actual parcel records and notices.
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What to verify before relying on a projected tax bill
- The new property was established as your permanent residence by the date required for the relevant tax year.
- The previous homestead’s abandonment year and the January 1 starting date for the portability clock.
- The new parcel’s just value and the former parcel’s just and assessed values.
- Whether both DR-501 and DR-501T were submitted by March 1.
- Which part of the exemption applies to school taxes and which part applies only to non-school taxes.
- The current millage rates for each taxing district on the new parcel.
- The county property appraiser’s written decision and the deadline for any value adjustment board petition.
Because these inputs vary by parcel and tax year, request a calculation from the county property appraiser before budgeting for the move or assuming a particular annual savings amount.
Frequently Asked Questions
Can I keep my homestead exemption if I move?
No. The exemption stays with the former parcel, so you must file a new DR-501 for the replacement residence. You may separately request portability of an eligible Save Our Homes assessment difference with Form DR-501T.
Does portability transfer the $50,000 homestead exemption?
No. Portability transfers all or part of a qualifying assessment difference between the former home’s just and assessed values. The new home’s exemption is a separate application.
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It begins on January 1 of the year the previous Florida homestead was abandoned, not on the sale date, closing date or deed-recording date. Confirm the counting method with the new county property appraiser.
What forms do I file after buying a Florida replacement home?
File Form DR-501 for the new homestead exemption and Form DR-501T with it to request portability. The state guidance deadline is March 1, although you should verify the county’s current process.
How much money will portability save me?
There is no universal dollar amount. The approved transfer depends on both parcels’ just and assessed values, eligibility facts and local millage rates. The county property appraiser must calculate the parcel-specific result.
Does Save Our Homes limit my home’s market value?
No. SOH limits annual growth in assessed value after the initial homestead year, generally to the lesser of 3% or the applicable CPI change. Market value can rise by a different amount.
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No. The first $25,000 portion applies to school and non-school taxes. The additional amount of up to $25,000 applies only to non-school taxes and only to assessed value above $50,000.
What can I do if the property appraiser denies my request?
Review the notice, ask the appraiser about missing facts or documents, and follow the notice’s appeal instructions. Florida Department of Revenue guidance says an owner may petition the county value adjustment board.
The Bottom Line
Apply for the replacement home’s homestead exemption and request portability as two separate steps. File DR-501 and DR-501T by March 1, count the portability window from January 1 of the year the former homestead was abandoned, and confirm the result with the new county property appraiser. The exemption reduces taxable value; portability may reduce assessed value. Neither produces a guaranteed statewide dollar savings figure.
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