Plain-language summary of the Florida Statutes, read on 2026-10-13. This is general information, not tax or legal advice. The Miami-Dade Property Appraiser decides eligibility. Leer en español.
Who qualifies
You qualify if, on January 1 of the tax year, you hold legal or beneficial title to the property and live there in good faith as your permanent residence (or the permanent residence of people legally dependent on you). A second home, vacation home or rental property does not qualify. If you buy during the year, your first possible homestead year is the next January 1.
The Miami-Dade Property Appraiser lists as a requirement that the owner (or others legally or naturally dependent upon the owner) “must be a U.S. citizen or permanent U.S. resident and Florida resident as of January 1.” It also asks for documents that show Florida residency; check its homestead page for the current list. If you are not a U.S. citizen, ask the office which immigration documents it accepts before you file.
Sources: Fla. Stat. § 196.031 (2026); Miami-Dade Property Appraiser: Homestead Exemption
How much it reduces your taxable value
- Up to $25,000 of assessed value is exempt from all property taxes, including school taxes.
- An additional exemption of up to $25,000 applies to assessed value above $50,000, for all taxes other than school district taxes. Florida adjusts this second amount each January 1 for inflation (when the Consumer Price Index rises).
The dollar savings depend on your home's assessed value and the tax rates set by the county, city and other local taxing authorities, so we do not quote a typical figure.
Source: Fla. Stat. § 196.031 (2026)
The Save Our Homes cap
Once a home has the homestead exemption, its assessed value can rise each year by no more than 3% or the change in the Consumer Price Index, whichever is lower. Over time this can leave the assessed value well below market value.
If you move from one Florida homestead to another, portability can carry part of that difference to the new home, up to $500,000, if you had a homestead exemption in any of the 3 preceding years and you apply. The Legislature amended this statute in 2026 (ch. 2026-239), with changes first applying to the 2027 tax roll; ask the Property Appraiser how they affect your situation.
Source: Fla. Stat. § 193.155 (2026)
Why your taxes reset after you buy
The seller's tax bill is not a guide to yours. After a change of ownership, Florida reassesses the property at market value as of the next January 1, and the seller's homestead benefits end with the sale. Florida requires sellers to give buyers a property tax disclosure saying that you should not rely on the seller's current taxes.
Buying a second home or an investment property? It will not get the homestead exemption, but Florida caps annual assessment increases on non-homestead residential property of nine units or fewer at 10% after the first reassessment.
On the ballot (as of October 13, 2026): a proposed constitutional amendment (Amendment 3) on the November 3, 2026 general election ballot would, if approved, increase the homestead exemption for non-school taxes and lower the annual cap on assessment increases for non-homestead property from 10% to 5%, taking effect January 1, 2027. Check the Property Appraiser after the election for the rules that apply to you.
Sources: Fla. Stat. § 193.155 (2026); Fla. Stat. § 689.261 (2026); Fla. Stat. § 193.1554 (2026); Florida Division of Elections: 2026 Amendment 3 (HJR 1F)
When and how to apply
- Close on the home and move in, so it is your permanent residence on January 1.
- File with the Miami-Dade Property Appraiser on or before March 1, online or in person. Missing March 1 waives the exemption for that year.
- If you miss it, a late application is possible within 25 days after the Property Appraiser mails the notice of proposed property taxes, but the Property Appraiser may grant it only if you show you were unable to apply on time or other extenuating circumstances. If not, you can petition the Value Adjustment Board, which charges a nonrefundable $15 filing fee and may grant the exemption only for particular extenuating circumstances (§ 196.011(9)).
- Look up your property's assessed and taxable values on the Property Appraiser's site.
Sources: Fla. Stat. § 196.011 (2026); Miami-Dade Property Appraiser: Homestead Exemption; Miami-Dade Property Appraiser: Property Search
Homestead Exemption Questions
Who qualifies for the homestead exemption in Miami-Dade?
A person who holds legal or beneficial title to Florida real property on January 1 and lives there as their permanent residence in good faith. A second home, vacation home or rental does not qualify. The Miami-Dade Property Appraiser also lists that the owner (or others legally or naturally dependent upon the owner) must be a U.S. citizen or permanent U.S. resident and Florida resident as of January 1.
Sources: Fla. Stat. § 196.031 (2026); Miami-Dade Property Appraiser: Homestead Exemption
When is the deadline to apply?
File with the county property appraiser on or before March 1 of the tax year. Missing March 1 waives the exemption for that year. A late application is possible within 25 days after the property appraiser mails the notice of proposed property taxes, but the property appraiser may grant it only if you show you were unable to apply on time or other extenuating circumstances. If not, you can petition the Value Adjustment Board, which charges a nonrefundable $15 filing fee and may grant the exemption only for particular extenuating circumstances (Fla. Stat. § 196.011(9)).
Source: Fla. Stat. § 196.011 (2026)
How much does the homestead exemption save?
It exempts up to $25,000 of assessed value from all property taxes, plus up to another $25,000 (adjusted each year for inflation) on assessed value above $50,000 for taxes other than school taxes. Your savings depend on your home's assessed value and local tax rates.
Source: Fla. Stat. § 196.031 (2026)
Why might my tax bill be higher than the seller's?
After a sale, Florida reassesses the property at market value as of the next January 1, and the seller's homestead benefits do not transfer to you. Florida sellers must give buyers a disclosure saying exactly this. Once you have your own homestead, increases are capped at 3% or inflation, whichever is lower.
Sources: Fla. Stat. § 193.155 (2026); Fla. Stat. § 689.261 (2026)
Can I keep my Save Our Homes savings if I move?
Florida's portability rule lets you transfer some of the difference between market value and assessed value from a previous Florida homestead to a new one, up to $500,000, if you had a homestead exemption in any of the 3 preceding years and apply for it.
Source: Fla. Stat. § 193.155 (2026)