What is Florida's homestead exemption and how do I get it?
If you own and occupy a Florida home as your permanent residence on January 1, the homestead exemption removes more than $50,000 from its taxable value ($51,411 in 2026) and activates the Save Our Homes cap. File once with your county property appraiser by March 1.
If you own a Florida home and live in it as your permanent residence as of January 1, the homestead exemption removes a meaningful chunk of value from your property-tax calculation — up to $51,411 for 2026 — and it switches on the Save Our Homes cap that limits future increases. You apply once with your county property appraiser, generally by March 1, and it renews automatically. It's the best tax benefit of owning the home you live in here, and buyers leave it on the table every year simply by forgetting to file.
What the exemption is worth
It comes in two layers. The first $25,000 of your home's assessed value is exempt from all property taxes, including school taxes. A second layer applies to value above $50,000 and is exempt from non-school taxes — and since a 2024 constitutional change, that layer adjusts upward with inflation each year. For 2026 it's $26,411, putting the combined exemption at $51,411 (county property appraiser figures, verified August 2026). Your actual savings depend on your local tax rates, but for most Central Florida homeowners it's several hundred dollars a year, every year.
The quieter benefit: Save Our Homes
Homestead approval also activates the Save Our Homes cap, which limits how much your assessed value can rise annually — 3% or the inflation rate, whichever is lower. Over years of ownership in a growing market, the cap often saves more than the exemption itself. One buyer-side caution: the cap resets when a home sells, so your tax bill usually won't match the previous owner's — a distinction I break down in what buyers should know about Florida property taxes.
How and when to apply
File with the property appraiser in your county — Orange, Osceola, Seminole, Lake, or Polk for most of my clients — and most counties let you do it online in minutes. Two dates matter: you must own and occupy the home as your permanent residence on January 1, and the filing deadline is generally March 1 of that tax year. That's why the timing of your closing can affect which year you first qualify — here's how the timing works. Once granted, it renews automatically unless your ownership or use of the home changes.
A major change is on the November 2026 ballot
Worth knowing this year: on November 3, 2026, Florida voters will decide on Amendment 3, which would raise the non-school portion of the homestead exemption to $150,000 in 2027 and $250,000 in 2028, with inflation indexing after that. School taxes would be unaffected, and people who become Florida residents in 2027 or later would wait five years for the full higher amount. It needs 60% approval to pass, and it is not law today — so make your plans around current rules. If you're buying soon, though, it's a real reason to watch the news in November. (Ballot status verified August 2026.)
I'm a REALTOR®, not a tax advisor, so confirm your specifics with your county property appraiser or a tax professional. What I will do: if you buy with me, I'll flag your homestead filing window before we even close, so the savings start as soon as you're eligible. Already own, but never filed? Call your county appraiser's office this week — it's worth the ten minutes.
This answer is general education, not legal, tax, or financial advice. Your situation is unique — let's talk through the specifics together.