Florida Homestead Exemption 2026: Save Our Homes Cap & Form DR-501 Guide
The Florida Homestead Exemption provides up to $50,000 off your home’s assessed value, generating immediate annual property tax savings. However, the true financial power of this exemption lies in the “Save Our Homes” (SOH) Cap, which strictly limits how fast your taxable value can grow regardless of exploding market appreciation.
The standard $50,000 exemption is split into two tiers: the first $25,000 applies to all property taxes (including schools), while the second $25,000 applies to non-school taxes only for homes valued over $50,000.
How the Florida $50,000 Homestead Exemption Works
Florida’s homestead exemption isn’t a flat $50,000 reduction off your entire tax bill. The state splits the exemption into two “tiers” which affects how much you actually save on the school board portion of your property taxes.
Tier 1: The First $25,000
Applies to the first $25,000 of your home’s assessed value. This tier exempts you from all property taxes, including school district taxes, city, and county taxes.
Tier 2: The Second $25,000
Applies to the assessed value between $50,000 and $75,000. Crucially, this tier does NOT exempt school district taxes. It only reduces non-school taxes (like city, county, and special districts).
- Tier 1 Savings: $25,000 × 0.018 = $450 saved across all taxes.
- Tier 2 Savings: $25,000 × 0.011 (non-school only) = $275 saved.
- Total Estimated Annual Savings: $725 per year.
The “Save Our Homes” (SOH) 3% Assessment Cap
In high-appreciation markets like Miami, Tampa, or Orlando, the immediate $50k exemption is nice, but the Save Our Homes (SOH) Cap is what truly protects Florida homeowners from being taxed out of their homes.
The 3% Limit
Once your homestead is established, the assessed value of your property cannot increase by more than 3% per year, or the Consumer Price Index (CPI), whichever is lower.
Market vs. Assessed
Your Property Appraiser will still track your home’s soaring Market Value, but your taxes are billed entirely on your much lower, capped Assessed Value.
SOH Portability
If you move, you can transfer up to $500,000 of your accumulated SOH cap savings to a new primary residence in Florida using Form DR-501T.
Major Florida County Property Appraiser Portals
The Florida Department of Revenue does not process homestead applications. You must e-file, mail, or hand-deliver your Form DR-501 directly to the County Property Appraiser where your property is physically located.
Miami-Dade County
Property Appraiser
111 NW 1st Street, Suite 710
Miami, FL 33128
Broward County
Marty Kiar
115 S. Andrews Ave, Room 111
Fort Lauderdale, FL 33301
Palm Beach County
Dorothy Jacks
301 N. Olive Ave, 5th Floor
West Palm Beach, FL 33401
Orange County
Amy Mercado
200 S. Orange Ave, Suite 1700
Orlando, FL 32801
Hillsborough County
Bob Henriquez
601 E. Kennedy Blvd, 15th Floor
Tampa, FL 33602
Other Counties
Search Google for “[Your County] Property Appraiser Florida” to find your local application portal.
Exact Micro-Step Guide: How to File Florida Form DR-501
Filing your homestead exemption is 100% free. Almost all major Florida counties offer a fast, secure online portal to eFile your application. Follow these exact steps to ensure your application isn’t rejected.
Update Your Florida Driver’s License & Vehicle Registration
Florida law requires you to prove this is your primary residence. You must update the address on your Florida Driver’s License to match the property address. Additionally, if you own a vehicle, its Florida registration address must also be updated.
Locate Your Parcel/Folio Number
Go to your County Property Appraiser’s website and use the “Property Search” tool. Search your home address and write down your exact Folio Number or Parcel ID (e.g., 01-1234-567-8910).
Log in to the County eFile Portal
Use the directory links above to access your county’s Exemption Portal. You will need your Social Security Number, Date of Birth, and the date you moved into the property.
Upload Proof of Residency Documents
The portal will ask you to upload copies of your updated FL Driver’s License. You may also need to provide your Voter Registration Card, your prior year’s W-2/tax return address, or utility bills. If you are a Resident Alien, upload your Permanent Resident Card.
Submit Before March 1st
Sign the affidavit electronically and submit. You will receive an email confirmation receipt. Your Property Appraiser will process the application and mail you a receipt or denial letter. If denied, you have a short window to appeal to the Value Adjustment Board.
Florida Homestead Tax Savings Calculator
Estimate your immediate property tax reduction. This calculator applies the standard $50k deduction against an average blended Florida millage rate.
Estimated Annual Property Tax Impact
*Disclaimer: This is a simplified estimate. Florida’s second $25,000 exemption tier does not apply to school taxes. Therefore, your actual tax savings will be slightly lower than multiplying the full $50k by the total millage rate. Check with your local property appraiser for an exact Notice of Proposed Property Taxes (TRIM Notice).
Additional Florida Exemptions (Stackable)
Florida allows you to “stack” multiple exemptions if you meet specific age, disability, or service criteria.
Over-65 Senior Exemption
Many counties and cities offer an additional exemption up to $50,000 for seniors 65 and older. This is strictly income-tested (Household adjusted gross income must typically be below ~$36,000, updated annually).
100% Disabled Veterans
Honorably discharged veterans with a 100% permanent and total service-connected disability rating from the VA are completely exempt from paying any ad valorem property taxes on their primary residence.
Widow / Widower Exemption
Provides an additional $500 to $5,000 off the assessed value (depending on the county) for an unremarried widow or widower. You must provide a copy of the death certificate when applying.
Florida Homestead Fraud & Edge Cases
Renting Your Home (The “Snowbird” Trap)
You cannot rent out your entire homesteaded property for the whole year. If you rent out your home for more than 30 days per calendar year for two consecutive years, you risk losing your exemption under Florida statute.
Next Step: If you permanently move and rent the home, you must notify the Property Appraiser to cancel the exemption or face massive back-tax penalties (up to 50% penalty plus 15% interest).
Married Couples with Separate Homes
A married couple can only claim one Florida homestead exemption, even if they own separate properties and live apart, unless they can prove they are completely financially and legally separate.
Next Step: Ensure you and your spouse only file for one primary residence.
Property Is Held in a Living Trust
Homes held in a revocable trust still qualify for homestead. The trust document must specifically grant the applicant the “present possessory interest” to live in the home.
Next Step: Upload a copy of the Trust Agreement or a Certificate of Trust when submitting Form DR-501.
Claiming Residency in Another State
You cannot claim a Florida homestead exemption if you simultaneously claim a residency-based tax exemption in another state (e.g., a New York STAR exemption).
Next Step: You must officially surrender your out-of-state exemption before your Florida application will be approved.
Florida Homestead Exemption FAQs
How much is the Florida Homestead Exemption for 2026?
The standard exemption reduces your assessed value by up to $50,000. The first $25k applies to all taxes, and the second $25k applies to non-school taxes.
What is the deadline to file in Florida?
The statutory deadline to file Form DR-501 with your County Property Appraiser is March 1st of the tax year. You must have owned and occupied the home as your primary residence by January 1st.
How does the “Save Our Homes” 3% cap work?
Once your homestead is approved, the assessed value of your home (the amount you are taxed on) cannot increase by more than 3% per year, or the Consumer Price Index (CPI), whichever is lower, protecting you from massive market spikes.
What is Homestead Portability?
Portability allows homeowners to transfer up to $500,000 of accumulated “Save Our Homes” tax savings from a previous Florida homestead to a new Florida homestead. You must file Form DR-501T alongside your new homestead application.
Do I have to reapply for the Florida Homestead Exemption every year?
No. In Florida, the homestead exemption automatically renews every year. The Property Appraiser will mail you a renewal receipt in January. You only need to contact them if you sell the home, move, or rent it out.