Florida Homestead Exemption in Palm Beach: A Clear Guide

Bought or planning to buy a home in Palm Beach County? You may be able to lower your property tax bill with Florida’s homestead exemption and Save Our Homes cap. If you are new to the area, the rules can feel complex. This guide simplifies what counts, how to file, and what to watch if you are moving within Florida. By the end, you will know how to protect your tax savings and avoid common mistakes. Let’s dive in.

What the Florida homestead exemption does

Florida’s homestead exemption is a property tax benefit for your owner-occupied primary residence. When granted, it reduces your home’s taxable assessed value. It stays in place as long as the property remains your permanent residence and you retain ownership.

The exemption is grounded in both the Florida Constitution and state statutes. A key companion benefit is the Save Our Homes assessment cap. With Save Our Homes, the assessed value of a homesteaded property can only increase each year by the lesser of 3 percent or the percentage change in the Consumer Price Index. This helps stabilize your tax bill even if market values jump.

If you move within Florida, portability lets you transfer part of your Save Our Homes benefit to your next homestead, subject to statutory rules. You may also qualify for additional exemptions, such as senior or disability-related reductions, depending on your situation.

Who qualifies in Palm Beach County

To qualify for the basic homestead exemption, you must make the property your permanent residence by January 1 of the year you claim the benefit. You must also hold legal or equitable title as of that date. You can claim a homestead exemption on only one property in Florida at a time.

The exemption is based on Florida residency and your intent to make the property your primary home. There is no broad citizenship requirement for the basic exemption. Constitutional size limits apply, including up to one-half acre within a municipality and up to 160 contiguous acres outside municipal boundaries.

Proving Florida residency and ownership

Palm Beach County typically asks for documents that show you own the property and live there as your permanent residence. Common items include:

• Proof of ownership, such as a recorded deed or closing statement.
• Florida driver’s license or Florida ID card with the homestead address.
• Florida voter registration and vehicle registration reflecting the same address.
• Declaration of Domicile or utility bills that support your intent to make the property your permanent home.
• If you moved from a prior Florida homestead and want portability, documents showing the prior homestead address and the date it ended.

Keep your addresses consistent across IDs and registrations. Consistency helps establish that the home is your primary residence.

When and how to file in Palm Beach County

Applications are generally due by March 1 for the tax year that began on January 1. If you own and occupy the home as your permanent residence on January 1, file by March 1 of that same year. If you buy after March 1, plan to file in the next cycle and follow Palm Beach County Property Appraiser guidance.

You only apply once for the basic homestead exemption. After approval, it renews automatically as long as your primary residency and ownership continue. The Palm Beach County Property Appraiser administers applications. You can apply online or in person, and the office provides a checklist of acceptable documents and any county-specific forms. For portability when moving into or within the county, contact the Property Appraiser to file the required forms.

Step-by-step filing checklist

• Confirm the home is your primary residence as of January 1.
• Gather proof of ownership, such as your recorded deed or closing statement.
• Update your Florida driver’s license or Florida ID to the new address.
• Update Florida voter registration and vehicle registration to match the address.
• Prepare any additional residency documents the county requests, such as a Declaration of Domicile or utility bills.
• Submit your homestead application to the Palm Beach County Property Appraiser by March 1.
• If you recently had another Florida homestead, collect portability documents and apply to transfer your Save Our Homes benefit.
• Review whether you qualify for additional exemptions, such as senior or veteran disability related benefits, and prepare supporting paperwork.

Late filings and appeals

If you miss the March 1 deadline, contact the Palm Beach County Property Appraiser promptly. Some limited relief may be possible in defined circumstances, but deadlines are firm in most cases. If your application is denied or you disagree with your assessment, you can seek clarification from the Property Appraiser and, if needed, petition the county Value Adjustment Board within published deadlines.

Save Our Homes and portability explained

Save Our Homes is a cap on how much your assessed value can increase each year after your property is homesteaded. The increase is limited to the lesser of 3 percent or the percentage change in the CPI. Over time, this creates an accrued benefit, especially in years when market values rise faster than your capped assessments.

Portability allows you to carry part of that accrued Save Our Homes benefit to a new Florida homestead when you move. This can reduce the first-year assessed value of your next home and soften the jump in taxes. Portability has specific application procedures and timelines. You must apply and document your prior homestead and the date it ended. The Palm Beach County Property Appraiser can provide the forms and exact rules that apply.

Common homeowner scenarios

• New buyer planning to live in the home: If you occupy the property as your primary residence on January 1, file by March 1. Gather ownership and Florida residency documents before you apply.
• Buyer who closes after March 1: Plan to file in the next cycle. Benefits do not automatically prorate mid-year.
• Moving within Florida: Apply for homestead at your new home and request portability to transfer your Save Our Homes benefit. Bring proof of your prior homestead and the date it ended.
• Moving from out of state: File for homestead and provide Florida residency evidence, such as a Florida driver’s license, voter registration, and your recorded deed.
• Converting a homestead to a rental or selling: The property loses homestead status and Save Our Homes protections. Taxes may rise if the assessed value resets to reflect market value. Notify the Property Appraiser of the change.
• Owning a second home or vacation property: You can only claim one Florida homestead at a time. Secondary residences do not qualify for the basic homestead exemption.

Palm Beach buyers and sellers: why it matters

For buyers, the homestead exemption and Save Our Homes cap can meaningfully affect your long-term tax outlook. Two similar homes can carry very different tax bills if one has a long-standing Save Our Homes cap and the other is newly assessed at market. When you plan a purchase in West Palm Beach, Boca Raton, or Delray Beach, factor in how and when you will apply for homestead, and whether you can bring a portability benefit from your prior Florida home.

For sellers, remember that your homestead and Save Our Homes benefits stay with you, not with the property. When you sell, the buyer’s taxes will be based on a new assessment that reflects their ownership and any benefits they qualify for. If you intend to buy again within Florida, organize your portability documents before closing so you can claim the benefit at your next residence.

Investors and second-home owners should note that the basic homestead exemption is not available for non-primary residences. If you convert a homesteaded property to a rental, inform the Property Appraiser and budget for tax changes that can occur once the property is no longer homesteaded.

Work with a local advisor

Homestead strategy is part of smart homeownership in Palm Beach County. Filing on time, keeping your residency documents aligned, and using portability when you move within Florida can help you control your tax exposure over time. If you are planning a purchase or sale in Palm Beach, West Palm Beach, Boca Raton, or Delray Beach, align your closing timeline and document prep with these milestones so you do not miss a filing window.

If you want a clear plan tailored to your move, connect with a local expert who understands how homestead and Save Our Homes interact with pricing, timing, and neighborhood selection. For a confidential conversation about your goals, schedule a free consultation with Chuck Levine.

FAQs

What is the Florida homestead exemption for Palm Beach homeowners?

• It is a property tax benefit that reduces the taxable assessed value of your primary residence, remains in place while you own and live in the home as your permanent residence, and is governed by the Florida Constitution and statutes.

When is the deadline to file the homestead exemption in Palm Beach County?

• Applications are generally due by March 1 for the tax year that began on January 1. If you miss the deadline, contact the Palm Beach County Property Appraiser promptly about options.

How does Save Our Homes limit my tax increases?

• Once your home is homesteaded, yearly increases in assessed value are capped at the lesser of 3 percent or the percentage change in the CPI, which helps moderate tax growth during rising markets.

Can I transfer my Save Our Homes benefit when I move within Florida?

• Yes, portability lets you transfer part of your accrued Save Our Homes benefit to a new Florida homestead, subject to application steps, documentation, and statutory limits.

I bought my home after March 1. Do I get the exemption this year?

• Typically, no. If you closed after March 1, you usually apply in the next filing season once the home is your primary residence on January 1.

What documents do I need to prove Florida residency for homestead?

• Common items include a recorded deed or closing statement, Florida driver’s license or ID with the property address, voter and vehicle registration with the same address, and a Declaration of Domicile or utility bills.

What happens if I rent out my homesteaded home?

• The property generally loses homestead status and Save Our Homes protections, and taxes may rise if the assessed value adjusts to reflect market value. Notify the Property Appraiser of the change.