Planning a move in Palm Beach Gardens and worried your property taxes will jump? If you have a Florida homestead, you may be able to take part of your tax advantage with you. It is called homestead portability, and it can soften the tax impact when you buy your next Florida home.
In this guide, you will learn how portability works, who qualifies, when to file in Palm Beach County, and what to expect at closing and afterward. You will also see a simple example and a practical checklist so you can move forward with confidence. Let’s dive in.
Homestead portability in plain English
Florida’s Save Our Homes protection limits yearly increases in the assessed value of your homesteaded property to the lesser of 3% or the change in CPI. Over time, this creates a gap between your home’s market value and its capped assessed value. That gap is your Save Our Homes benefit, sometimes called the cap differential.
Portability lets you transfer some or all of that benefit from your previous Florida homestead to a new homestead anywhere in Florida. The county property appraiser calculates the allowed transfer. If approved, the portability amount reduces the assessed value of your new homestead for property tax purposes.
If you want the official overview and forms, review the Palm Beach County Property Appraiser’s resources and the Florida Department of Revenue’s guidance on portability. You can start with the Palm Beach County Property Appraiser site and the state’s page on portability.
What transfers and what does not
- What transfers: The Save Our Homes cap differential from your prior Florida homestead, as calculated by that county’s property appraiser.
- Where it applies: Any new homestead within Florida, whether you stay in Palm Beach County or move from another county.
- What does not qualify: Investment or non-homestead property. Changes in ownership, trusts, or title structures can affect eligibility, so confirm details with the property appraiser before you close or re-title.
How the tax savings work in Palm Beach County
The portability amount reduces the assessed value of your new homestead. Your tax bill is then based on that reduced assessed value and the combined millage rates for your property. The actual dollar savings vary by municipality, school district, and special districts.
If you want to understand how millage affects your bill or payment timing, the Palm Beach County Tax Collector provides schedules and county information. Explore the county’s payment info here: Palm Beach County Tax Collector.
Who is eligible
You are generally eligible if you:
- Had a Florida homestead exemption on your prior home.
- Establish a new Florida homestead and apply for the exemption on the new property.
- Are the same owner or qualifying spouse who held the prior exemption. Ownership changes, title in certain trusts, or estate transfers can complicate eligibility.
Because each household’s ownership details are unique, confirm your status and documentation with the Palm Beach County Property Appraiser.
Timeline and filing steps in Palm Beach County
Here is a practical, step-by-step outline that fits most moves within or into Palm Beach Gardens. Local procedures can change, so always verify with the property appraiser.
- Before you list or move
- Contact the property appraiser for your current homestead to confirm your Save Our Homes differential. If your current home is in Palm Beach County, reach out to the Palm Beach County Property Appraiser.
- Save your closing documents and note the date you vacate your prior homestead.
- After you buy your next Florida home
- Make the property your permanent residence and apply for the homestead exemption on the new home.
- Claim portability at the same time you file for the new homestead exemption. The receiving county will compute the transfer.
- Watch the deadline
- Many counties use a March 1 deadline for homestead and portability filings for that tax year. Palm Beach County follows local rules that can change, and late or retroactive options may be limited, so verify the current deadlines right away with the Palm Beach County Property Appraiser.
- Processing and your tax bill
- Once approved, the portability adjustment reduces the assessed value of your new homestead. Your Notice of Proposed Property Taxes and the final bill will reflect the change for that year.
Example: Moving up in Palm Beach Gardens
Below is a simple hypothetical example to show the concept. Your numbers will differ, and the property appraiser performs the official calculations.
- Your prior home’s market value was $600,000 and the assessed (capped) value was $300,000. Your Save Our Homes benefit equals $300,000.
- Your new home’s market value is $900,000. If the full $300,000 portability transfers, your starting assessed value for ad valorem taxes is reduced by that amount, subject to the appraiser’s calculation rules.
Result: The new home’s assessed value would be much lower than $900,000. The actual tax savings depend on local millage rates and any other exemptions you qualify for. In future years, Save Our Homes caps annual increases on your new homestead’s assessed value.
This example is for illustration. Your transferable amount and the exact calculation are determined by the property appraiser.
Local tips to avoid surprises
- Confirm your differential early. Know your Save Our Homes benefit before listing your current home, especially if you bought it long ago.
- Apply for homestead and portability together. File promptly once you establish residency in your new home.
- Keep clean records. Closing statements, move-out date, and proof of prior homestead can streamline your claim.
- Coordinate title and ownership. Adding a spouse, using a trust, or changing title form can affect eligibility. Check with the property appraiser before you sign.
- Mind the deadline. Filing early gives you time to fix any documentation issues before the cutoff for that tax year.
- Plan for millage differences. Your new city or district may have different combined rates, which changes the dollar savings even when the portability amount is the same.
Moving between counties
Portability works whether you move within Palm Beach County or come from another Florida county. When you file in the receiving county, expect to provide your prior address and dates. The Palm Beach County Property Appraiser can retrieve data or request documents from your prior county to compute the allowable transfer. If you are moving from Miami-Dade, Broward, or elsewhere in Florida, start your documentation list early and apply as soon as you establish your new homestead.
Who to contact for answers
- Palm Beach County Property Appraiser: Filing requirements, deadlines, and your official portability calculation. Start here: Palm Beach County Property Appraiser
- Florida Department of Revenue: Statewide rules and guidance on homestead and portability. Review: Portability of Homestead Assessment Difference
- Palm Beach County Tax Collector: Payment schedules and how millage impacts your bill. Visit: Palm Beach County Tax Collector
- Your closing team: Speak with your title company or real estate attorney about ownership structure and timing so your filings match your goals.
- Your tax professional: A CPA or tax adviser can estimate the dollar impact of portability under different millage scenarios.
If you are planning a sale and purchase in Palm Beach Gardens, a clear plan makes a big difference. When you are ready to map out timing and documentation alongside your move, reach out to Kevin Keogh, Lighthouse Realty Group, Inc. We will help you coordinate the steps and keep your next move on track.
FAQs
Who qualifies to transfer homestead portability in Florida?
- You generally qualify if you had a Florida homestead exemption on your prior home, establish a new Florida homestead, and maintain eligible ownership; confirm specifics with the county property appraiser.
Do I file a separate portability form in Palm Beach County?
- Many counties let you claim portability when you apply for the new homestead exemption, and some use a separate form; check the Palm Beach County Property Appraiser’s process before you file.
What happens if I miss the homestead or portability deadline?
- Options are limited and vary by county, so contact the property appraiser immediately to ask about any late or retroactive filing provisions for the current or next tax year.
Can I use portability more than once if I move again?
- Portability rules for successive moves are set by statute and can be technical, so review your timeline with the property appraiser to see what is possible based on your prior and new homesteads.
When do I see the tax savings from portability on my new home?
- After your application is approved, the portability adjustment reduces the assessed value for the tax year in effect, which appears on your assessment notice and final bill.
Will everyone save the same amount with portability in Palm Beach Gardens?
- No, the dollar savings depend on your portability amount and the combined millage rates for your new property’s taxing authorities.
