THE HOMESTEAD EXEMPTION
Exemptions reduce the assessed value of your property, thereby reducing the amount of property tax you pay.
In the state of Florida, a $25,000 exemption is applied to the first $50,000 of your property’s assessed value if your property is your permanent residence, and you owned the property by December 31 of the prior year. This exemption applies to all taxes, including school district taxes. An additional exemption of up to $25,000 will be applied if your property’s assessed value is between at least $50,000 and $75,000. This exemption is not applied to school district taxes.
Homestead exemption also triggers the ‘Save our Homes’ benefit which limits future annual increases in assessed value to 3% or less.
The deadline to file for homestead exemptions is March 1st.
HOMESTEAD PORTABILITY
If you are filing for homestead exemption, and had a previous homestead in the state of Florida in either of the two tax roll years preceding the year for which you are filing, you may be eligible for Homestead Portability. Portability allows you to transfer the ‘Save our Homes’ benefit from a previous homestead to a new homestead to lower your assessed value.
This is not a transfer of your homestead exemption. You must file separate applications for homestead exemption and portability.
HOMESTEAD RENEWAL
The Property Appraiser automatically renews homestead exemptions each year. If there have been no changes to the property, or changes in ownership or use of the property, and the homesteaded property is still your primary residence; your Homestead Exemptions will be automatically renewed on January 1st each year.
In January, you will be mailed a renewal card identifying the property, and owner possessing the exemptions. Keep the card as your receipt for automatic renewal by the Property Appraiser.
HOW TO APPLY FOR HOMESTEAD
In order to apply for the homestead exemption, the homeowner(s) must be a Florida resident, and own their property as their permanent resident by January 1st of the year they are claiming the exemptions. They will need to apply for the exemptions with their county Property Appraiser’s Office. In addition to the application(s) (DR-501 and/or DR-501T), each applicant will need: evidence of ownership (Deed), evidence of permanent residence (FL Driver’s License), social security number, and any additional documentation of occupancy that may be required (vehicle registration, voter registration, etc.).
Clay County: Applicants must file all exemptions in person at the Property Appraiser’s office in either Green Cove Springs or Orange Park. Visit their website for more information: www.ccpao.com.
Duval County: Applicants can file either online at http://www.coj.net/departments/property appraiser or in person at 231 E. Forsyth Street, Suite 260, Jacksonville, Florida 32202. Applications may not be filed at any other office of the tax collector.
Flagler County: Applicants must file all exemptions in person at the Property Appraiser’s office located at 1769 E. Moody Blvd., Building 2, Suite 201, Bunnell, Florida 32110. Visit their website for more information: http://flaglerpa.com.
Nassau County: Applicants can file either online at http://www.nassauflpa.com or in person at either Yulee, Fernandina Beach, or Callahan offices.
St. Johns County: Applicants can file either online at https://www.sjcpa.us or in person at 4030 Lewis Speedway, Suite 203, St. Augustine, Florida 32084. Applications may not be filed at any other office of the tax collector.
Form References:
DR-501: Original Application for Homestead and Related Tax Exemptions
DR-501T: Transfer of Homestead Assessment Difference
PROPERTY TAX EXEMPTIONS
Florida Homestead Exemption ($50,000): All legal Florida residents are eligible for a Homestead Exemption on their homes, condominiums, co-op apartments and certain mobile home lots. The exemption removes $25,000 off the assessed value of an owner-occupied residence and could provide up to another $25,000 additional exemption off assessed value over $50,000.
The Homestead Exemption does not automatically transfer to a new residence if the homeowner moves. Chapter 196, Florida Statutes, specifies that when homestead property is sold or there is a change in title to homestead property, a new application is required regardless of the reason (divorce, transfers to avoid probate, transfers to trusts, etc.). Furthermore, property transfers to family members in order to avoid probate of an estate may result in loss of all or part of the homestead exemption.
The Homestead Exemption does not transfer from property to property. If the homeowner had the exemption last year on another property and moved, then they must file a new application for the new residence. They must also notify the property appraiser to cancel the exemptions on their former home. Property purchased during last year may show qualified exemptions of the seller. The sellers’ exemptions will not carry over to the next year and the new homeowner must apply for their own exemptions.
Blindness Exemption ($500): Every Florida resident who is blind qualifies for this exemption. If claiming exemption based on blindness, then a certificate, from the Division of Blind Services of the Department of Education or the United States Department of Veterans Affairs certifying the applicant to be blind, is required. ‘Blind person’ is defined as an individual having central vision acuity 20/200 or less in the better eye with correcting glasses, or a disqualifying field defect in which the peripheral field has contracted to such an extent that the widest diameter or visual field subtends an angular distance no greater than twenty degrees.
Deployed Servicemembers: Servicemembers who were deployed during the preceding calendar year on active duty outside of the continental U.S., Alaska, or Hawaii in support of a qualified military operation may be eligible to receive an additional exemption based on the number of days deployed.
Disability Exemption ($500): Florida residents who are totally and permanently disabled may qualify for this exemption. A certificate from a licensed Florida physician or a certificate from the United States Department of Veterans Affairs is needed to claim this exemption.
Disabled Exemption for First Responder and Their Surviving Spouse (100%): Any real estate that is owned and used as a homestead by a person who has a total and permanent disability as a result of an injury or injuries sustained in the line of duty while serving as a first responder in this state, or during an operation in another state or country authorized by this state, or a political subdivision of this state is exempt from taxation if the first responder is a permanent resident of this state on January 1 of the year for which the exemption is being claimed.
Disabled Veterans Exemption ($5,000): Any ex-service member disabled at least 10% in war or by service-connected misfortune is entitled to a $5,000 exemption. A certificate from the U.S. Government or U.S. Department of Veterans Affairs confirming the disability will be needed to claim this exemption.
“Granny Flat” Exemption: Property owners who construct or reconstruct their property for the purpose of providing living quarters for one or more natural or adoptive parents or grandparents may be eligible for a reduction in their property’s assessed value based on the increase in value due to the construction. To qualify for this reduction, at least one of the parents or grandparents must be 62 years of age or older. The reduction may not exceed the lesser of: (1) the increase in assessed value resulting from construction or reconstruction or (2) twenty percent (20%) of the total assessed value of the property as improved. This reduction requires annual approval and is not applicable if the parent or grandparent no longer lives on the property.
Seniors Combat Related Disabled Veterans: Veterans who are 65 or older as of January 1, were honorably discharged, and have a combat-related disability may apply for this exemption. The exemption is equal to the percentage of the veteran’s disability rating.
Senior Exemption: Florida residents that are 65 years of age or older, are legally in possession of and living on the homestead property as their primary residence as of January 1 of the year of application, and have a total household adjusted income less than the amount set by the Florida Department of Revenue may be eligible for this exemption. Residents who meet these criteria and who have owned and maintained their permanent residency on the homestead property for at least 25 years and have a just value of less than $250,000, may be eligible for additional benefits. (Note: Applies only to certain counties including Duval, St. Johns, Clay, Nassau, and Flagler)
Service-Connected Total and Permanent Disability Exemption: Any honorably discharged veteran with service connected total and permanent disabilities is entitled to exemption on real estate used and owned as a homestead, less any portion thereof used for commercial purposes. Persons entitled to this exemption must have been a permanent resident of this state as of January 1st of the year of assessment. Under certain circumstances the benefit of this exemption can carry over to the veteran’s spouse in the event of their death.
Surviving Spouse of Military Veteran or First Responder Exemption (100%): Un-remarried surviving spouses of first responders who have died while in the line of duty may be exempt from taxation. In order to apply for this exemption, the surviving spouse and first responder must have been permanent residents of the state of Florida on January 1st of the year the first responder died.
Widow/Widower Exemption ($500): Any widow/widower who is a permanent Florida resident may claim this exemption. If the widow/widower remarries, she/he is no longer eligible. If the husband and wife were divorced before the death, the woman/man is not considered a widow/ widower. You must provide a photocopy of the spouse’s death certificate, newspaper clipping, or a memorial card.
PROPERTY TAX LIMITATIONS
Save Our Homes Assessment Limitation: In 1992, the Florida Constitution was amended to limit the annual increases in the assessed value of property receiving the homestead exemption to 3% or the percentage change in the Consumer Price Index, whichever is lower. This assessment limitation is commonly referred to as the “Save Our Homes” or “SOH” Cap. Exceptions to that limitation include new additions or construction that escaped taxation in the past. Another exception would occur when a homestead property sells: the assessed value returns to fair market value in the year following the sale. That fair market value assessment then becomes the base value for “Save Our Homes” purpose for the new owner/homestead applicant. 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. However, the second $25,000 of homestead coverage does not apply to the school portion of property taxes -- and only applies to the third $25,000 of a property’s total just value (i.e., that portion of a property’s value between $50,000 and $75,000).
Save Our Homes Portability Transfer: Florida voters overwhelmingly approved a new constitutional amendment in January 2008 which grants added tax relief to property owners. If a homeowner is moving from a previous Florida homestead to a new homestead in Florida, they may be able to transfer, or “port,” all or part of their homestead assessment difference. If they are eligible, portability allows most Florida homestead owners to transfer their SOH benefit from their old homestead to a new homestead, lowering the tax assessment and, consequently, the taxes for the new homestead. How much of the difference between assessed and market value (“Save Our Homes difference”) can be applied depends on how the value of your new home compared to the value of your old home. Portability provides for the transfer of accumulated Save Our Homes benefit (up to $500,000) to a new homestead.
