Knowledge that helps you act before the deadline.

The Save Our Homes cap limits how much the ASSESSED value of homestead property can rise each year, but several events can cause a larger increase: the property changed ownership and was reassessed at full just value, this is your first year of homestead (the cap begins the year AFTER homestead is established), you added new construction or improvements (which are assessed at full value in their first year), a portion of the property lost its homestead status, or a prior error was corrected. Review your TRIM notice and the Property Appraiser record to see which event applies.

The previous owner's tax bill likely reflected years of the Save Our Homes assessment limitation plus their exemptions. When a property sells, it is reassessed at full just value as of January 1 following the change of ownership, and the prior owner's cap savings and exemptions are removed. Your own homestead exemption and a new cap can then begin once you qualify and apply — but your starting assessed value is based on the reassessed value, not the previous owner's capped value.

Florida homestead rules distinguish between renting all or substantially all of a residence and renting only a portion while the owner continues to occupy the home. The length and pattern of the rental may also matter. If your homestead exemption has been removed or questioned because of a rental, keep the Property Appraiser's notice and records showing your occupancy and rental dates, and respond promptly.

Not necessarily. Whether homestead continues depends on the ownership and beneficial-interest structure and on documentation — a person who holds a qualifying beneficial interest for life and continues to occupy the home as their permanent residence can generally maintain homestead. Counties may require documentation: Broward County, for example, allows qualifying trust-held homestead property to be documented with a Certificate of Trust or a copy of the trust agreement. Confirm with your county Property Appraiser that the required documentation is on file after any transfer.

Possibly. Florida allows counties that adopt it to grant a reduction in assessed value for qualifying living quarters constructed or reconfigured for a parent or grandparent age 62 or older who lives in the home (sometimes called the "Granny Flat" reduction). It applies to homestead property, requires an annual application, and has specific limits. Check with your county Property Appraiser for the application, deadline and local availability. This is informational only — eligibility is determined by the county.

Contact your county Tax Collector promptly — before the delinquency date. Depending on your situation, options may include the quarterly installment payment plan, a partial payment, or a tax deferral for qualifying homestead property. Each has its own application requirements and deadlines, and acting early preserves the most options. The Tax Collector (not the Property Appraiser or Trim) administers payments, plans and deferrals.