The Save Our Homes Florida application establishes the annual cap on assessed value increases for Florida homestead properties. Understanding this cap and the application process helps homeowners manage property tax liability, preserve benefits across ownership changes, and meet statutory deadlines. This guide explains how the assessment limit interacts with other exemptions, local tax rates, and sale or transfer rules, using concrete examples and reliable data points.
How Save Our Homes Works in Florida
Florida law limits the annual increase in assessed value for homesteaded property to 3 percent or the percentage change in the Consumer Price Index (CPI), whichever is lower. This cap, often referred to as the Save Our Homes cap, applies each year the property is owned by the same person and is used as the primary residence. If the property is sold or ownership changes, the assessed value can reset to a higher amount, subject to specific rules. The Consumer Price Index data published by the Bureau of Economic Analysis and reviewed by the state provides the statutory basis for yearly adjustments, typically available by January each year.
Assessment Growth Formula
The formula compares the lesser of 3 percent or the prior year’s CPI increase to the current year’s assessed value. For example, if last year’s assessed value was $200,000 and the CPI increase was 2.1 percent, the new assessed value would be $204,200. If the CPI had been 3.5 percent, the cap would remain 3 percent, yielding a new assessed value of $206,000. These mechanics are defined in Florida Statutes and are designed to provide predictable, gradual growth in taxable value while the property remains owner-occupied.
Eligibility Requirements for Save Our Homes
To qualify, the property must be used as the owner’s permanent residence and meet Florida’s homestead definition. Limited homestead exemptions may apply in certain circumstances, and the property must be owner-occupied for most of the tax year. Additional caps, such as the Save Our Homes portability provision and the Widow Exemption, can interact with the assessment limit. Local jurisdictions set millage rates that apply to the capped assessed value, so while the cap limits growth, the actual tax bill depends on local budgets and any approved surges or assessments.
Key Eligibility Checklist
- Property used as primary residence
- Homestead designation applied and approved
- Owner occupancy maintained for the tax year
- Compliance with local filing deadlines where required
How to Apply for Save Our Homes
In many counties, the Save Our Homes application is filed alongside the annual Homestead Exemption application, often between January and March. Requirements and exact windows vary by county, so check your local property appraiser’s website for precise timing and documentation. You typically need proof of ownership, identification, and evidence that the property is your primary residence. Some counties allow online filing, while others require paper forms or in-person visits. Missing the deadline can delay the benefit or require you to wait for the next annual filing period.
Application Timeline at a Glance
| Date or Period | Event | Why It Matters |
|---|---|---|
| January | CPI data finalized and cap calculated | Determines maximum assessed value increase for the year |
| January–March | County filing window for homestead and Save Our Homes | Apply early to ensure eligibility and avoid missing deadlines |
| April–May | Assessment notices mailed; taxes typically due November and March | Review your notice to confirm the cap is applied correctly |
| Upon sale or transfer | Assessed value may reset; portability may apply | Know how the change affects future assessments |
Portability and Transfer Rules
Florida’s Save Our Homes portability allows you to transfer a portion of the capped assessed value to a new primary residence, subject to qualifying conditions and statutory limits. When you sell or transfer ownership, the difference between the current assessed value and the capped value can be added to the assessment of a replacement home, provided you meet timing and use requirements. However, if the new property is not eligible for homestead status or the transfer occurs under certain non-qualifying circumstances, the cap may not follow. Local rules and forms, such as those filed with the county property appraiser, determine how much portability applies and how it is calculated.
Qualifying Conditions for Portability
- The new property must be used as the owner’s primary residence.
- The transfer must occur within a permitted timeframe, often within two years of the sale or change in ownership.
- The new property must qualify as a homestead under Florida law.
- Any intermediate ownership changes or non-qualified uses can limit or void portability.
Interaction With Other Exemptions and Local Taxes
Save Our Homes works alongside other exemptions, such as the Widow Exemption and local optional homestead benefits. These exemptions can stack, but each has separate eligibility criteria and filing requirements. Local governments set millage rates that apply to the capped assessed value, so even with a low assessed increase, total taxes can rise if rates change. Special assessments for specific districts or improvements are generally separate from the homestead cap but can affect the overall tax bill. Always confirm how exemptions and local surges apply to your property with your county property appraiser.
Common Misconceptions and Clarifications
Some homeowners assume the cap automatically protects them from any tax increase, but rising local millage rates, special assessments, or changes in exemptions can still raise bills. Others believe portability applies in every sale, but strict rules and deadlines limit transfers. It’s also important to note that the assessed value used for tax calculations is distinct from market value, and the cap applies only to assessed growth, not to other valuation adjustments. If you receive an unexpected increase, review your notice for errors in cap application, exemptions, or rate changes, and contact your property appraiser promptly.
Resources and Official Guidance
For the most accurate and current information, consult the Florida Department of Revenue, your county property appraiser’s website, and official statutes. These sources provide the application forms, filing deadlines, CPI adjustment data, and guidance on portability and exemptions. Planning ahead, maintaining proper documentation, and confirming eligibility before sale or transfer can prevent surprises and preserve your benefits under Save Our Homes.