By Jessica Schwartz, REALTOR® & Loan Originator · October 20, 2026
If you’re buying a home you’ll live in full time, the homestead exemption is one of the most valuable things you’ll file for in Florida, and it’s easy to miss. Here’s how it works, when to file and the tax surprise that catches a lot of new buyers.
What the homestead exemption does
For 2026, Florida’s homestead exemption can take up to about $51,000 off your home’s taxable value: $25,000 that applies to all property taxes, plus a second exemption of up to $26,411 that applies to non-school taxes on assessed value above $50,000. The second amount is now adjusted each year for inflation.
Just as important is the Save Our Homes cap. Once your homestead is in place, the assessed value of your home can rise by no more than 3% a year, or the change in the Consumer Price Index if that’s lower, no matter how fast market values climb.
Who qualifies
- You own the home (including through certain trusts) as of January 1
- It is your permanent residence as of January 1
- You aren’t claiming a residency-based exemption anywhere else
If you close in, say, October 2026 and move in right away, you’d be eligible for the 2027 tax year and would file by March 1, 2027.
The deadline: March 1
Applications are due to the county property appraiser by March 1 for that tax year. Most counties let you file online, and many accept applications year-round for the following year once you’ve moved in.
| County | Where to file | Cities in this area |
|---|---|---|
| St. Lucie | St. Lucie County Property Appraiser | Port St. Lucie, Fort Pierce |
| Martin | Martin County Property Appraiser | Stuart, Jensen Beach, Palm City, Hobe Sound |
| Palm Beach | Palm Beach County Property Appraiser | Jupiter, Palm Beach Gardens |
What you’ll usually need
- A Florida driver license or ID card with the new address
- Florida vehicle registration, if you own a vehicle
- Florida voter registration, if you’re registered to vote
- Social Security numbers for the owners applying
- Your recorded deed or closing information
Requirements vary slightly by county, so check your property appraiser’s website before you file.
The tax surprise new buyers miss
When a home sells in Florida, its assessed value generally resets to market value on the next January 1. That means the seller’s tax bill, which may reflect years of Save Our Homes savings, is often not what you’ll pay. If you budget using the seller’s current taxes, your payment can jump after the first year.
When I run a monthly payment for a buyer, I estimate taxes based on the purchase price and the new owner’s exemptions, not the seller’s bill. Most county property appraisers also have a tax estimator you can use.
Moving from another Florida homestead? Ask about portability
If you already have a Florida homestead and you buy a new one, you may be able to transfer up to $500,000 of your Save Our Homes benefit to the new home. You generally need to establish the new homestead within three years of January 1 of the year you gave up the old one, and you must apply for portability along with your new homestead application.
Other exemptions to ask about
Florida also offers additional exemptions for some seniors with limited income, veterans with service-connected disabilities, people with certain disabilities, surviving spouses and first responders. Your county property appraiser can tell you which you qualify for.
Watch the November 2026 ballot
Amendment 3 on the November 3, 2026 ballot would significantly increase the non-school homestead exemption starting in 2027, with different timing for people who become Florida residents after 2026. It needs 60% of the vote to pass. If you’re planning a move, it’s worth following the result, and I’ll update this guide once it’s decided.
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General information, not legal, tax, insurance or financial advice. Not a commitment to lend; all loans subject to credit approval and underwriting. Jessica Schwartz, REALTOR® & Broker Associate, RE/MAX Gold. Each RE/MAX office is independently owned and operated. Loan Originator NMLS #2704014, RMI Brokers, Inc. dba One Brokerage, NMLS #2142653. Equal Housing Opportunity.