Buying a home in Palm Beach Gardens comes with a big perk you don’t want to miss: Florida’s homestead exemption can lower your annual property tax bill. If you are new to Florida or planning a move across town, the rules and dates can feel confusing. This guide walks you through the essentials, how much you might save, the key deadlines in Palm Beach County, and what to do next. Let’s dive in.
What the homestead exemption is
Florida’s homestead exemption reduces the assessed value of your primary residence for property tax purposes. The county property appraiser applies the benefit at the start of each tax year.
To qualify, you need to meet a few basics:
- You own the property or hold a qualifying beneficial interest in it.
- You live in the home as your permanent residence on January 1 of the tax year.
- You file an application with Palm Beach County by the county’s deadline.
- You claim only one homestead in Florida at a time.
Most single-family homes, condos, and titled manufactured homes can qualify if they are your primary residence. Special ownership situations like trusts or life estates can still qualify, but the exact documents and language matter. When in doubt, confirm details with the Palm Beach County Property Appraiser.
How it lowers your taxes
Florida’s homestead exemption can reduce your assessed value by up to $50,000:
- The first $25,000 applies to all ad valorem taxes, including school district taxes.
- The second $25,000 applies only to non-school taxes, and only to the portion of assessed value between $50,000 and $75,000.
Your annual tax is based on taxable value multiplied by the combined local millage rate. The exemption lowers your taxable value, which lowers the bill.
- Taxable value = Assessed value minus exemptions
- Annual tax = (Taxable value ÷ 1,000) × combined millage rate
Example (hypothetical for illustration only):
- Assessed value: $400,000
- Homestead exemption: $50,000
- Taxable value: $350,000
- If the combined millage rate is 18.0 mills: Annual tax ≈ (350,000 ÷ 1,000) × 18 = $6,300
Millage rates vary by city, county, school district, and special districts each year. For accurate estimates in Palm Beach Gardens, use the property’s assessed value and the current Palm Beach County rates.
Key dates and filing steps in Palm Beach County
Timing is everything with homestead.
- January 1 residency: You must make the home your permanent residence as of January 1 to qualify for that tax year.
- Filing deadline: The standard deadline to file is March 1. If March 1 falls on a weekend, the next business day is typically used. Missing the deadline can mean losing the exemption for that year.
What to prepare:
- Florida driver’s license or state ID with your homestead address
- Florida vehicle registration and, if applicable, voter registration tied to the property address
- Utility bills or other proof of occupancy
- Any trust or title documents if the property is not owned in your individual name
After you apply, the Property Appraiser reviews your file and may request more information. Once approved, the exemption appears on your tax notice. It usually renews automatically unless your ownership or residency changes.
If you purchased or moved in after January 1, you generally file for the following year. If you believe you qualified on January 1 but missed March 1, ask the county about any available late-filing options or appeals permitted under law.
Save Our Homes and portability
Save Our Homes limits how much your assessed value can increase each year on a homestead property. The cap is the lesser of 3% or the change in the Consumer Price Index. Over time, this can create meaningful savings because assessed value can lag behind market value.
If you move within Florida, portability lets you transfer part or all of your Save Our Homes benefit to your new homestead, reducing the assessed value there. There are specific forms and deadlines to claim portability. If you plan to buy and sell around the same time, map out your filing steps with the Property Appraiser so you do not miss the window.
Other exemptions and protections
You may qualify for additional exemptions that can lower your bill further, including programs for:
- Seniors with limited income (county-specific)
- Totally and permanently disabled veterans
- Surviving spouses of certain public safety officers or veterans
- Blind persons and certain disabled persons
Each program has its own criteria and documentation. Ask the county which add-ons are available and how to apply.
Florida’s homestead provisions also include strong protections against forced sale by general creditors for your primary residence, with exceptions for mortgages, property taxes, association assessments, and certain liens. This legal protection is separate from the tax exemption. If you have questions about creditor protection, consult a real estate attorney.
Buyer and seller scenarios
- Buying in December: If you make the home your permanent residence by January 1, you can file for that tax year. If you move in after January 1, you typically wait until the next year.
- Relocating from out of state: Establish Florida domicile at your new address by January 1 and file by March 1 to benefit in the current tax year.
- Moving within Florida: Use portability to transfer your Save Our Homes benefit to your new homestead, subject to statutory limits and filing deadlines.
- Joint ownership or trusts: Many co-ownership and trust setups can qualify, but eligibility turns on title and occupancy details. Confirm the documentation required for your situation with the county.
Common pitfalls to avoid
- Missing the March 1 deadline
- Assuming the seller’s tax bill will be your tax bill
- Overlooking that non-ad valorem assessments and HOA or CDD fees are generally not reduced by homestead
- Titling the property in a way that does not qualify without the right trust language
- Forgetting to update driver’s license, voter registration, or vehicle registration to reflect your homestead address
Next steps for Palm Beach Gardens owners
- Verify eligibility: Confirm that you own the property and intend it as your permanent residence on January 1.
- Gather documents: Collect Florida IDs, registrations, and proof of occupancy. Include trust or title documents if applicable.
- File on time: Submit your homestead application to the Palm Beach County Property Appraiser by March 1. Ask about online filing options and any required forms for portability.
- Check your tax notice: Look for the exemption on your annual Property Tax Notice and keep your records up to date.
- Plan for your move: If you are buying and selling within Florida, coordinate portability filings to preserve your Save Our Homes benefit.
If you want help timing your purchase, estimating taxes with homestead, or planning a move across Palm Beach County, reach out to a local expert who knows the neighborhoods and the nuances. For patient, high-touch guidance in Palm Beach Gardens and beyond, connect with Jeanne Gordon. Request Your Home Valuation and get a clear plan for your next step.
FAQs
How much can the Florida homestead exemption save in Palm Beach Gardens?
- Savings vary based on your assessed value, up to a typical $50,000 reduction in taxable value and the combined local millage rates; use your assessed value and current county rates to estimate.
What is the homestead filing deadline in Palm Beach County?
- The standard deadline is March 1 for the tax year in which you qualify, based on living in the home as your permanent residence on January 1.
Does the homestead exemption apply to condos and townhomes in Palm Beach Gardens?
- Yes, condominiums and most titled manufactured homes can qualify if they are your primary residence and you meet ownership and filing requirements.
Can new Palm Beach Gardens residents claim homestead midyear?
- Generally no; if you move in after January 1 you typically file for the following tax year, since eligibility is based on your status on January 1.
How does Save Our Homes affect buyers moving within Florida?
- Save Our Homes caps annual assessed value increases for homesteads, and portability lets you transfer some or all of that benefit to a new Florida homestead if you file the required forms on time.
