Florida Homestead Exemption: How Broward Homeowners File

If you own a home in Broward County and live in it as your permanent residence, the homestead exemption is one of the most valuable things you can file for. It lowers your home's taxable value and limits how fast that value can rise. It is not automatic, though, and the deadline is firm.

What the homestead exemption does

Under Florida law, a qualifying homestead can receive an exemption of up to $50,000 from its assessed value. It comes in two parts:

• The first $25,000 applies to all property taxes, including school district taxes.
• The additional amount, up to about $25,000, applies to the assessed value over $50,000 and only to non-school taxes. This second part is now adjusted each year for inflation when the Consumer Price Index rises.

In practice, the full benefit applies once your home's assessed value is above roughly $75,000. The exemption reduces the value your taxes are calculated on, not the tax bill itself, so the dollar savings depend on your local tax rates.

The homestead exemption also qualifies your home for the Save Our Homes assessment limit, which is often worth more over time than the exemption itself.

Who qualifies

According to the Florida Department of Revenue, you may qualify if:

• You own the property, and
• It is your permanent residence, or the permanent residence of someone who is legally or naturally dependent on you, as of January 1 of the tax year.

You are no longer eligible if you rent out the home, if it stops being your permanent home, or if you stop being a permanent Florida resident. Only the Property Appraiser can decide whether a property qualifies, so ask their office if your situation is unusual.

The March 1 deadline

The application is due by March 1 of the tax year you want the exemption for. The January 1 date and the March 1 deadline work together:

1. Buy the home and move in as your permanent residence.
2. Make sure you live there on January 1.
3. File your application by March 1 of that same year.

For example, if you close on a home in Pembroke Pines in November 2026 and move in right away, you would be living there on January 1, 2027. You would file by March 1, 2027, and the exemption would apply to your 2027 taxes, which are billed in November 2027.

If you miss March 1, Florida law allows a late application in limited cases, generally within 25 days after the Property Appraiser mails the annual TRIM notice of proposed taxes. You may need to show circumstances that kept you from filing on time. Do not count on it. File early.

The Save Our Homes cap

After the first year your home receives the exemption, its assessed value cannot rise by more than 3% a year or the change in the Consumer Price Index, whichever is lower. This is the Save Our Homes limit.

Market values can rise faster, so over time a gap opens between your home's market value and its assessed value. Your taxes are based on the lower assessed value. That gap is your Save Our Homes benefit.

Why your taxes reset when you buy

When a home changes owners, it loses the seller's Save Our Homes benefit. It is reassessed at its market value, called just value, on the following January 1. That is why the seller's tax bill is a poor guide to what you will pay. Ask your lender or the Property Appraiser's office for an estimate based on your purchase price before you set your budget.

Portability: taking your benefit with you

If you are moving from one Florida homestead to another, you may be able to transfer, or "port," some or all of your Save Our Homes benefit to the new home. Under Florida law, the amount you can transfer is capped at $500,000.

To use portability:

• Establish the homestead exemption on your new home within three years of January 1 of the year you gave up the old homestead. The clock starts on that January 1, not on your closing date.
• File the transfer form (Form DR-501T) together with your homestead application by March 1.

If you buy a less expensive home, generally only a proportional share of the benefit transfers. If you are selling one home and buying another, portability is worth discussing early. Our guide to selling your home in Pembroke Pines covers the sale side.

How to file in Broward County

The application is Florida's Form DR-501, filed with the Broward County Property Appraiser. You can apply online at bcpa.net or in person at the Property Appraiser's office.

Be ready to answer questions such as:

• Whose names were on the title on January 1.
• The Social Security numbers of each applicant and their spouse.
• Whether you or your dependents lived in the home on January 1.
• Whether you claim residency in another county or state.

The Property Appraiser may ask for proof of residency, such as a Florida driver license or ID card, Florida vehicle registration, Florida voter registration if you are a U.S. citizen, or a declaration of domicile. You can review the state's guidance on the Florida Department of Revenue exemptions page.

After you file

In Broward, the exemption renews automatically each year as long as nothing changes in the ownership or use of the property. If you rent the home, move out or change the title, tell the Property Appraiser. Keeping an exemption you no longer qualify for can lead to back taxes plus penalties and interest.

A change on the November 2026 ballot

Florida voters will decide on a proposed constitutional amendment on November 3, 2026, that would raise the homestead exemption for non-school taxes starting in 2027 if at least 60% of voters approve it. The exemption you file for today still follows the rules above. After the election, check bcpa.net to see how the result affects your home.

If you are buying your first Florida home, our guide to moving to Pembroke Pines covers the rest of the move, and the Pembroke Pines neighborhood guide shows current listings and market numbers.

Frequently Asked Questions

When is the homestead exemption deadline in Broward County?

The application is due by March 1 of the tax year. You must own the home and live in it as your permanent residence on January 1 of that year.

How much does the Florida homestead exemption save?

It can reduce your home's assessed value by up to $50,000, with the second $25,000 adjusted for inflation and applied only to non-school taxes. Your actual savings depend on your local tax rates.

Do I have to reapply every year?

In Broward, the exemption renews automatically each year if there is no change in ownership or use. If you rent the home, move out or change the title, notify the Property Appraiser.

Can I keep my Save Our Homes benefit if I move?

If you move from one Florida homestead to another, you may be able to transfer up to $500,000 of the benefit through portability. You must establish the new homestead within three years of January 1 of the year you left the old one and file Form DR-501T with your application.

Have questions about buying or selling with homestead in mind? Contact Leslie and she will help you plan the timing.

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