Broward County Homestead Exemption: 2026 Rules, Filing & Property-Tax Savings
A qualifying Broward County homeowner can receive Florida’s Homestead Exemption and the valuable Save Our Homes assessment limitation. For 2026, the basic exemption includes the first $25,000 of assessed value for all applicable taxing authorities plus an inflation-adjusted additional exemption of up to $26,411 on assessed value above $50,000 for non-school taxes.
The regular 2026 filing deadline of March 2, 2026 has passed, but eligible Broward owners who owned and made the property their permanent residence by January 1, 2026 can still late file through September 18, 2026. That statutory late deadline is absolute.
The Broward Homestead Exemption Is More Than a Simple “$50,000 Deduction”
Florida’s exemption is split because school taxes and non-school taxes receive different deductions. Beginning in 2025, the second portion also adjusts annually for inflation.
First $25,000 only
The basic homestead exemption applies to up to the first $25,000 of assessed value for school district levies.
Potentially up to $51,411
The first $25,000 applies, plus an inflation-adjusted additional exemption of up to $26,411 on assessed value above $50,000.
How the 2026 Broward County Homestead Exemption Is Applied
| Assessed Value | School Exemption | Non-School Additional Portion | Total Non-School Exemption |
|---|---|---|---|
| $20,000 | $20,000 | $0 | $20,000 |
| $40,000 | $25,000 | $0 | $25,000 |
| $60,000 | $25,000 | $10,000 | $35,000 |
| $75,000 | $25,000 | $25,000 | $50,000 |
| $76,411+ | $25,000 | Up to $26,411 | Up to $51,411 |
Broward Homestead Exemption Savings Calculator
Enter your assessed value and the school and non-school millage rates shown on your TRIM notice. This isolates the approximate tax savings from the regular 2026 Homestead Exemption.
Educational estimate only. It does not include non-ad valorem assessments, additional exemptions, Save Our Homes accumulation, portability, tax-rate changes or special district rules.
Who Qualifies for Broward County Homestead Exemption?
For the 2026 exemption, the central date is January 1, 2026. You generally need qualifying ownership and permanent-residence status on that date.
Own a qualifying interest
You may qualify through legal title or qualifying beneficial/equitable title. The deed or other ownership instrument generally must be recorded in Broward County’s official records.
Permanent Florida residence
The Broward property must be your permanent residence, or the permanent residence of someone legally or naturally dependent on you, as of January 1.
January 1 controls the year
If you did not own and make the property your permanent residence until after January 1, 2026, BCPA indicates you can pre-file for 2027 rather than receive the regular 2026 exemption.
Broward Homestead Exemption Eligibility Self-Check
Broward County Homestead Exemption Deadline for 2026 & 2027
| Tax Year | Timely Filing Deadline | Late Filing Deadline | Current Action |
|---|---|---|---|
| 2026 | March 2, 2026 — passed | September 18, 2026 | Eligible January 1 owners can still late file now. |
| 2027 | March 1, 2027 | September 20, 2027 | BCPA allows eligible future applicants to pre-file. |
How to File Broward County Homestead Exemption Online
The exemption is administered by the Broward County Property Appraiser (BCPA), not the Tax Collector.
Confirm your Broward property record
Search the official BCPA property record and confirm the owner name, property address, folio/parcel information and recorded ownership.
Open BCPA Property Search ↗Open the official Exemption Portal
Use BCPA’s online exemption system. You can register, sign in or use the available one-time-passcode login route.
Open Exemption Portal ↗Enter applicant and residency information
The BCPA portal asks for identifying and residency details, including Florida ID information, Social Security information, date of birth, phone, email and the address reported on the last federal income-tax return.
Provide ownership and Florida-residency evidence
Make sure the recorded ownership and residency evidence support your January 1 claim. Applicants filing through a trust or unusual ownership structure may need extra documentation.
Tell BCPA about your prior Florida homestead
If you had a homestead exemption on another Florida property during one of the prior eligible tax years, answer the portability questions accurately so you do not lose a possible Save Our Homes transfer.
Submit before the applicable deadline
For a 2026 late filing, submit no later than September 18, 2026. If you first became eligible after January 1, use the 2027 filing path instead.
Save the filing confirmation and later verify status
Keep the application confirmation and check your BCPA property/exemption record. Do not assume submission automatically means approval.
Documents & Information BCPA May Need
BCPA’s online portal requests a Florida-issued driver license or Florida identification for non-drivers.
Information is requested for owners filing and, where applicable, a married spouse.
Have each applicant’s date-of-birth information ready.
Know when you became a Florida resident and when the Broward property became your permanent residence.
The online portal lists the address shown on your last IRS income-tax return among the requested information.
If property is held in trust or the recorded ownership is unusual, be prepared to provide the required trust or title documentation.
Joint Owners, Trusts, Life Estates, Condos & Co-ops
| Ownership Situation | What Broward Applicants Should Know |
|---|---|
| Married couple / tenants by the entirety | One qualifying owner may generally obtain full coverage, though BCPA recommends eligible owner-occupants file. |
| Joint tenants with right of survivorship | A qualifying resident owner may generally receive full exemption treatment under the applicable ownership rules. |
| Tenants in common | Coverage can be limited to proportionate ownership interests unless all qualifying owner-occupants file. |
| Property held in trust | A beneficiary with the required right to occupy the property as a permanent residence may qualify; BCPA can require trust documentation or its Certificate of Trust. |
| Life estate | A qualifying life-estate interest can support homestead eligibility when residence requirements are met. |
| Condo / co-op | Owner-occupied condominium parcels and qualifying cooperative interests can receive homestead treatment. |
The Bigger Long-Term Benefit: Broward’s Save Our Homes Assessment Cap
Once a Florida home receives Homestead Exemption, its assessed value becomes subject to the Save Our Homes limitation in following years. This can eventually create tax savings much larger than the exemption alone.
Move Your Save Our Homes Benefit to a New Broward Residence
Homestead Exemption itself does not transfer from one house to another. Portability can transfer some or all of the assessment difference created by Save Our Homes, up to $500,000.
Up to $500,000
The maximum portability reduction from a previous Florida homestead is generally $500,000.
Three tax years
Your new Florida homestead must be established within one of the three tax years immediately following abandonment of the prior homestead.
New homestead application required
Portability does not replace the new Homestead Exemption application. File for the new residence and request portability.
Quick Portability Estimator
Simplified estimate. Divorce, ownership shares, multiple prior owners, joining/splitting homesteads and other statutory situations can change the calculation. BCPA makes the official portability determination.
Broward Low-Income Senior Homestead Exemption for 2026
Broward County provides additional property-tax relief for qualifying low-income seniors. Municipal benefits depend on whether the homeowner’s city adopted the optional exemptions.
2026 Broward municipality senior-benefit matrix
In the table below, $50K means the municipality adopted the increase to a $50,000 low-income senior exemption. Long-term means it adopted the separate long-term residency senior exemption.
| Municipality | Senior Exemption | Long-Term Senior Option |
|---|---|---|
| Coconut Creek | $50K | Yes |
| Cooper City | $50K | Yes |
| Coral Springs | $50K | No |
| Dania Beach | $50K | Yes |
| Davie | Local option | Yes |
| Deerfield Beach | $50K | Yes |
| Fort Lauderdale | $50K | Yes |
| Hallandale Beach | $50K | Yes |
| Hillsboro Beach | $50K | No |
| Hollywood | Local option | Yes |
| Lauderdale-by-the-Sea | $50K | Yes |
| Lauderdale Lakes | $50K | Yes |
| Lauderhill | $50K | Yes |
| Lazy Lake | Local option | No |
| Lighthouse Point | $50K | No |
| Margate | Local option | Yes |
| Miramar | $50K | Yes |
| North Lauderdale | $50K | Yes |
| Oakland Park | $50K | Yes |
| Parkland | Local option | Yes |
| Pembroke Park | Local option | No |
| Pembroke Pines | $50K | Yes |
| Plantation | Local option | Yes |
| Pompano Beach | $50K | Yes |
| Southwest Ranches | $50K | No |
| Sunrise | $50K | Yes |
| Tamarac | Local option | Yes |
| Weston | $50K | Yes |
| West Park | $50K | Yes |
| Wilton Manors | $50K | Yes |
Other Broward Exemptions You Should Check at the Same Time
| Benefit | Basic Broward / Florida Rule |
|---|---|
| $5,000 Disability Exemption | Available to certain totally and permanently disabled Florida residents with required certification. |
| $5,000 Blind Persons Exemption | Requires qualifying blindness certification and Florida-residency requirements. |
| $5,000 Widowed Persons Exemption | Available to qualifying Florida residents who meet the statutory widowed-person requirements. |
| Disabled Veteran Benefits | Florida provides several veteran exemptions and discounts based on disability rating, total and permanent disability, age, combat-related disability and surviving-spouse rules. |
| Total & Permanent Disability | Certain qualifying disabled homeowners can receive a full exemption, with specific medical and in some situations household-income requirements. |
| First Responder Disability | Qualifying first responders totally and permanently disabled from line-of-duty injuries may qualify for full ad valorem exemption. |
| Deployed Military | Certain homesteaded active-duty service members deployed outside the United States can qualify for an additional exemption based on qualifying deployment days. |
Does Broward Homestead Exemption Renew Automatically?
Regular Homestead
After initial approval, BCPA generally sends an annual Homestead Renewal Receipt in early January so the owner can verify that ownership, use and residency have not changed.
Changes can require action
A new application or cancellation/update may be required after a sale, ownership change, permanent move, rental conversion or another change affecting qualification.
Do Not Use the Seller’s Broward Property-Tax Bill as Your Future Tax Estimate
This is one of the most expensive mistakes a Broward homebuyer can make.
Seller’s exemption does not transfer
The seller’s Homestead Exemption remains part of that year’s assessment process but does not become your permanent exemption automatically.
Change of ownership can reset assessment
A new owner can face reassessment toward current just/market value, potentially producing a much larger tax bill than the prior owner’s capped SOH value suggested.
Portability may reduce the reset
If you previously had a Florida homestead, portability may reduce the new assessed value by transferring qualifying Save Our Homes benefit.
What to Do If BCPA Denies or Removes Your Homestead Exemption
Read the denial notice carefully
Identify whether BCPA is questioning ownership, January 1 occupancy, Florida residency, another exemption, documentation or another statutory requirement.
Contact BCPA first
If a document is missing or information is incorrect, ask whether the issue can be corrected directly before filing a formal appeal.
Use the Value Adjustment Board when necessary
BCPA states that a petition challenging denial or removal of an exemption can be filed with the Broward Value Adjustment Board within 30 days of the denial notice.
Use the correct petition
BCPA’s forms page identifies DR-486 for many exemption-denial petitions and DR-486PORT for portability denials.
Open Appeal Forms ↗Broward Homestead Problems: What to Do Next
I missed March 2, 2026
The regular deadline passed, but BCPA is still accepting qualifying 2026 late applications.
Next: submit the application before September 18, 2026.
I bought the home in February 2026
You did not own and occupy that newly purchased home as your permanent residence on January 1, 2026.
Next: pre-file for 2027 if it is now your permanent residence.
The seller had Homestead
The seller’s exemption does not automatically become yours.
Next: file your own application for the first tax year in which you satisfy the January 1 requirements.
I had Homestead in another Florida county
Your exemption does not transfer, but your Save Our Homes assessment difference may be portable.
Next: file a new Broward Homestead application and request portability.
My tax bill is much higher after buying
A change in ownership can reset assessed value toward current market value.
Next: verify your new assessment, Homestead status and portability before comparing your bill with the seller’s.
My exemption is missing from my TRIM notice
Exemption and value questions belong with the Property Appraiser.
Next: contact BCPA promptly rather than waiting for the November tax bill.
I think my millage rate is too high
BCPA does not set tax rates.
Next: use your TRIM notice to identify the School Board, county, city or other taxing authority responsible for that rate.
I need to pay the property tax
BCPA administers values and exemptions but does not collect Broward property taxes.
Next: use the Broward Tax Collector for tax bills, payments and receipts.
Broward County Property Appraiser Contact Information
Broward County Property Appraiser
Which office do you need?
- BCPA: Homestead, exemptions, assessed value, property records and portability.
- Tax Collector: Current tax bill, payment and receipt questions.
- Value Adjustment Board: Formal exemption, classification and valuation disputes.
Broward Homestead Filing Checklist
Eligibility
- Qualifying ownership by January 1.
- Permanent Broward residence by January 1.
- Florida residency established.
- No conflicting permanent-residency exemption.
Information
- Florida driver license / ID.
- Social Security information.
- Date of birth.
- Occupancy date.
- Last IRS return address.
- Trust papers if applicable.
Final Actions
- Check prior Florida homestead.
- Request portability if eligible.
- Check senior/veteran/disability benefits.
- Save confirmation.
- Verify approval on BCPA record.
Broward County Homestead Exemption FAQs
How much is the Broward County Homestead Exemption in 2026?
The first $25,000 of qualifying assessed value applies to school and non-school levies. For 2026, an additional inflation-adjusted exemption of up to $26,411 applies to assessed value greater than $50,000 for non-school levies. A sufficiently high assessed value can therefore receive up to $51,411 of regular non-school homestead exemption.
What is the Broward Homestead Exemption deadline for 2026?
The timely filing deadline was March 2, 2026. BCPA states that qualifying applicants may late file through September 18, 2026. No 2026 exemption application can be accepted after the statutory late deadline.
Can I still file for 2026 Homestead in Broward County?
Yes, as of August 25, 2026, qualifying owners who owned and made the property their permanent residence by January 1, 2026 can still late file before September 18, 2026.
Where do I apply for Broward County Homestead Exemption?
Apply with the Broward County Property Appraiser. BCPA provides an official online Exemption Portal as well as assistance through its Customer Service and Exemptions Division.
Do I need Homestead Exemption to get Save Our Homes?
Yes. Homestead qualification establishes eligibility for Florida’s Save Our Homes assessment limitation. In following years, annual assessment increases are generally limited to 3% or the applicable CPI change, whichever is lower.
What is the Save Our Homes cap in Broward County for 2026?
BCPA states that Florida DOR set the 2026 Save Our Homes cap rate at 2.7%.
How much Broward portability can I transfer?
Eligible homeowners can generally transfer up to $500,000 of qualifying Save Our Homes assessment difference to a new Florida homestead. The exact calculation differs for upsizing, downsizing and certain joint-ownership situations.
How long do I have to use Florida portability?
The new homestead generally must be established within one of the three tax years immediately following the year the previous homestead was abandoned.
Does the seller’s Broward Homestead Exemption transfer to me?
No. A new owner must qualify and apply for their own Homestead Exemption. The seller’s exemption does not automatically transfer with the property.
Can I apply if I bought the Broward home after January 1, 2026?
You generally would not qualify for the regular 2026 exemption on a home first acquired and made your permanent residence after January 1, 2026. BCPA allows eligible owners to pre-file for 2027.
What is the 2026 Broward senior income limit?
For the 2026 Low-Income Senior Additional Homestead Exemption, BCPA lists a maximum combined 2025 household adjusted gross income of $38,686. The applicant must also be at least 65 on January 1, 2026 and receive Homestead Exemption.
Does Broward County have a long-term senior exemption?
Yes. Broward County adopted the long-term residency senior exemption for its county-government ad valorem portion. Certain municipalities also adopted it. Qualification includes age, income, at least 25 years of permanent residence and an initial-year property just-value test below $250,000.
Does Homestead Exemption reduce non-ad valorem assessments?
Not generally. Charges such as certain fire, garbage, lighting, drainage or other non-ad valorem assessments are not calculated simply from taxable value and may remain even when Homestead reduces ad valorem taxable value.
What if BCPA denies my Homestead Exemption?
Review the denial reason and contact BCPA first. A formal exemption-denial petition can be filed with the Broward Value Adjustment Board within the applicable period, which BCPA describes as 30 days from the denial notice.