Homestead Exemption:
All legal Florida residents are eligible for a Homestead Exemption on their primary residences (homes, condominiums, co-op apartments, and certain mobile home lots if they qualify). The Florida Constitution provides this tax-saving exemption on the first and third $25,000 of the assessed value of an owner/occupied residence. Eligibility for Homestead Exemption is established as of January 1st of each year.
On Jan. 29, 2008, voters approved an amendment to the Florida Constitution raising this exemption to $50,000. Florida property tax homestead exemption reduces the value of a home for assessment of property taxes by $50,000, so a home that was actually worth $100,000 would be taxed as though it was worth only $50,000.
A Florida resident is entitled to receive Homestead Exemption on a property if, as of January 1st, that property is the resident’s permanent home. Permanent residence is determined by January 1 of each year.
The timely filing period for Homestead Exemption for 2020 ended on March 2, 2020 (since March 1st, 2020 was a Sunday).
The timely filling for the Homestead Exeemption for 2021 started on March 3rd, 2020 and ends on March 1st, 2021.
The homestead exemption is a legal regime designed to protect the value of the homes of residents from property taxes, creditors, and circumstances arising from the death of the homeowner spouse. Laws are found in state statutes or constitutional provisions which exist in many states in the United States.
Below is the information you will need when filing for Homestead Exemption: (Check with your County detailed documentation required)
- Proof of Ownership: In general, the recorded Deed or Co-op Proprietary Lease must be held in the name(s) of the individuals applying for Homestead. If the property is held in a trust, a copy of the trust agreement or certificate of trust is required.
- Proof of Permanent Florida Residence — preferably dated prior to January 1 of the tax year for which you are filing — is established in the form of:
a) Florida’s Driver’s License (* You must surrender to the Department of Motor Vehicles any out-of-state driver's license) (or — for non-drivers only — a Florida I.D. Card) is REQUIRED. You MUST also have either of the following:+
a1) Florida Voter’s Registration; or
a2) Recorded Declaration of Domicile.
b) FOR NON-US CITIZENS, you MUST have the items listed above AND proof of permanent residency, asylum/parolee status (or other “PRUCOL” status); OR proof you are the parent of a US-born (US Citizen) minor child who resides with you.
(NOTE: A person can have a Homestead Exemption only in one property. If you or your spouse has already a Homestead Exemption on a Property, you will not be eligible for a Homestead Exemption in another property until after you surrender that Exemption.)
For a complete and detailed list of documentation required in Broward County - Click: HERE
For a complete and detailed list of documentation required in Miami-Dade County - Click: HERE
A property with Homestead Exemption receives a reduced value for real estate property taxes. In addition, the constitutional homestead protections afford the owner protection from forced sale to meet the demands of creditors. There are however some exceptions to the constitutional homestead protections, such as parties to whom the property was pledged as collateral for a mortgage.
In Broward County, you may file online at: https://bcpasecure.net/homesteadonline/web/index.aspx
In Miami-Dade County, you may file online at:
https://www8.miamidade.gov/Apps/PA/PAOnlineTools/AutoOnlineFile/ExemptionOnlineMainMenu.aspx
Beginning in 2008 homeowners may be able to port the savings they have accumulated (known as the Homestead Assessment Difference) to another homesteaded property up to $500,000. All property Tax Exemption Applications are due March 1st.
Homestead Exemption does not transfer from property to property. You can move your savings with Portability and a new Homestead Application. A Portability application transfers any tax savings you have earned, but it does not transfer your Homestead Exemption from one property to another. You must first apply for a Homested Exemption in order to be eligible for Portability.
Additional Benefits Available for Qualified Homestead Properties:
(Check which of the following benefits below apply in your County)
- Low Income Senior Citizen (Applicant must be 65 of age or oder as of january 1st (Adjusted Gross Income for ALL Household members less than US$30,721 (2020 Income Limit)). (Limited is determined and adjusted each year by Florida's Department of Revenue)
- Long Term Resident Senior Citizen (Must be elegible for Low Income Senior Citizen and reside on the property for at least 25 years. Property market value must be less than US$250,000 - onlyb applies for the first year)
- US$500 Widow/Widower (Un-Remarried as of January 1st)
- US$500 Civilian Disability/US$500 Blind (Total & Permanently disabled as of January 1st)
- US$5,000 Veteran Disbility (Service-connected disabled veteran ated at 10% or more or Un-Remarried Surviving Spouse of Service-connected disabled veteran ated at 10% or more)
- Veteran Total & Permanent Disability (Service-Connected Total and Permanent disable veteran or un-remarried surviving spouse of Service-Connected Total and Permanent disable veteran or un-remarried surviving spouse of veteran who died on active duty)
- Civilian Total & Permaned Disability (Paraplegic, Hemiplegic, Total & Permaned Disability requiring use of a wheelchair for mobility , Legally blind or Quadriplegic. - Gross Income for the entire household: US$29.948 - 2020 Income Limit.). Limited is determined and adjusted each year by Florida's Department of Revenue. Income Limit does not apply to Quadriplegics.
- Deployed Military (Deployed outside of the Continental US in support of a qualified Military operations. See detailed information at: https://www.miamidade.gov/pa/exemptions.asp
- Veteran Discount (Age 65 of older as January 1st. Have a combat related disability. Honorably discharged)
- First Responder totally and permantly disabled in the line of duty or surviving spouse (First Responder totally and permanetly disabled in the line of duty as of january 1st. Must have been disabled as a result of injuries sustained in the line of duty as a first responder in Florida or duting an operation in another state or country authorized by Florida or its counties or un-remarried surviving spouse First Responder totally and permantly disabled in the line of duty.
- Grandprents Living Quarters (Parent or Grandparent of owner must be 62 yesrs old or older as of January 1st. Qualified Construction or re-construction completed after January, 7 of 2003. Only applies during tavable years during which ate least one such parent or grandparent maintains his/her primary residence in living quarters within the homestead property of the owner.
- Historic Property Exemption (If your property is on the National or Florida Registers of Historic Properties you may be entitled to some special exemptions related to your assed value).
Homestead Exemption - Changes in Status:
Florida Law requires you notify the Property Appraiser's Office to remove the Homestead Exemption if your property no longer qualifies.
Below are a few examples:
- If you have rented out your property
- If you are receiving an exemption for widowed and you remarry
- If the homestead owner dies and the property continues that exemption on the yeras to come
- If you change the driver's license and voter registration to another residence
- If you or your spouse simultaneasly claiming homestead in another property
Note: Check with your County how to proceed on the following situations:
1. If you rent ot part of your primary residence, you may get a prorated exemption for the part you occupy;
2. Duplex: If you are receiving income from part of the property, only the part which is your primary residence may receive the Homestead Exemption;
Important: Check with your County how to proceed on the following situations:
1. Trust - If you change the property title into a Trust you should file an application for exemption
2. Inheritance - If the owner passes away after January 1st, then the exemption may be inherited for that year.
3. Probate - You should apply your Homestead Exemption application immediately even if you are waiting to receive the Order Determining Homestead from the Courts.
4. Military Personnel - If you have already a Homestead Exemption and you are renewing it, you will need a copy of the Military Order.
** All the information above was taken from the Miami-Dade and/or Broward County Homestead Information. If you need further information please check with the Miami-Dade and Broward websites. If you live in another County, please check with the website of your County for further information and/or qualifications and/or applications.
*** For all Legal Questions, we recommend consulting a Florida Real Estate Attorney.
