Florida Homestead Exemption, Save Our Homes and Portability: A Duval County Buyer's Guide
Short answer: Florida's homestead exemption lowers the taxable value of your primary residence by up to about $51,411 for 2026, and Save Our Homes caps annual increases in its assessed value at 3%. If you are moving from another Florida homestead, portability can transfer up to $500,000 of accumulated Save Our Homes savings to your new home. You must apply for homestead after you own and live in the home.
What is the Florida homestead exemption?
It is a property tax exemption for your permanent primary residence. For 2026 it can reach about $51,411, made up of an exemption that applies to all levies and an additional exemption on non-school levies. Second homes and rentals do not qualify.
What is Save Our Homes?
After you qualify for homestead, Save Our Homes limits how much your home's assessed value can rise each year, even when market prices climb faster. The cap is 3% or the change in inflation, whichever is lower.
What is portability?
If you move from one Florida homestead to another, you may transfer up to $500,000 of your accumulated Save Our Homes savings to the new home, subject to filing deadlines and eligibility rules.
Why does this matter when buying at the Beaches?
The seller's current property tax bill is not your bill. After a sale, a home is reassessed toward market value, and your homestead protections start fresh. Ask for a taxes-after-reassessment estimate before you offer, especially on higher-priced Beaches homes.
How do I file?
- Close on the home and make it your permanent residence by January 1.
- Gather a Florida driver's license or ID, proof of residency and your recorded deed.
- File with the Duval County Property Appraiser by the annual deadline (March 1).
- If porting, file the portability application at the same time.
What about the November 2026 ballot?
A proposed amendment would increase the homestead exemption but would not change Save Our Homes or portability. See Amendment 3 explained.
FAQ
Do I need to reapply every year? Generally no, once approved, unless the property or your residency changes.
Can I have homestead on a condo? Yes, if it is your permanent primary residence.
What if I buy mid-year? You qualify for the following January 1 assessment if the home is your permanent residence by that date.
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