Thinking about buying or already own a home in Palm Beach Gardens, West Palm Beach, Boca Raton, Delray Beach, or the Town of Palm Beach? Property taxes are a big part of your carrying costs. Florida’s homestead exemption can lower your tax bill and protect your primary residence, yet the rules and deadlines can feel confusing. In this guide, you will learn who qualifies, how to file in Palm Beach County, how Save Our Homes and portability work, and what to expect if you are buying or selling. Let’s dive in.
What the homestead exemption does
Florida’s homestead exemption is a property tax benefit for your primary residence. When you qualify, the county reduces your home’s assessed value for tax purposes, which lowers your annual tax bill. Florida law also provides constitutional protections for homesteads from certain creditor claims. The tax exemption and the constitutional protections are related but separate concepts.
For taxes, most homeowners can receive up to $50,000 in exemption on assessed value. The first $25,000 applies to all taxing authorities including school district taxes. The additional up to $25,000 applies to the assessed value between $50,000 and $75,000 and generally does not apply to school district taxes.
Who qualifies in Palm Beach County
To qualify for a given tax year, you must both own and occupy the property as your permanent residence on January 1 of that year. You can claim the exemption on only one primary residence per person in Florida.
- Eligible applicants are natural persons who own and occupy the home as a permanent residence.
- Spouses and co-owners who live in the home may qualify based on ownership structure and occupancy.
- If you buy after January 1, you generally become eligible starting the next tax year.
If your home is owned by a trust, Florida recognizes certain trust arrangements for homestead purposes when specific conditions are met. Because trust rules are nuanced, contact the Palm Beach County Property Appraiser or legal counsel for guidance.
How much you can save
The homestead exemption reduces the assessed value used to calculate your taxes. Your tax bill is based on this formula:
- Taxable value = Just value minus homestead exemption minus other approved exemptions
- Annual property tax = Taxable value times local millage rate
Millage rates vary by municipality and special district across Palm Beach County, so exact savings differ by location.
Example A: basic exemption
- Assessed value: $300,000
- Homestead exemption: $50,000
- New taxable value: $250,000
Your tax bill is then calculated using the local millage stack on $250,000, not $300,000.
Save Our Homes cap
For homesteaded properties, the Save Our Homes rule caps annual increases in assessed value at the lesser of 3% or the change in the Consumer Price Index. This benefits long-term owners in areas like Palm Beach Gardens and Delray Beach where market values can rise quickly.
Example B: capped growth
- Year 1 assessed value: $300,000
- Year 2 cap: lesser of 3% or CPI
- Even if market value jumps more than that, the assessed value for taxes increases only up to the cap for that year.
Portability if you move within Florida
If you sell a homesteaded property in, for example, West Palm Beach and buy another primary residence in Florida, you may transfer some or all of your Save Our Homes benefit to the new homestead. Portability helps keep your new assessed value lower than it would be without the transferred benefit. Rules, timelines, and limits apply. You must apply through the receiving county’s property appraiser and follow their instructions.
How to apply in Palm Beach County
You file with the Palm Beach County Property Appraiser. Filing options typically include in person, by mail, or online where available. You do not need to reapply each year, but you must notify the property appraiser if you move, sell, or there is a change in ownership or residency status.
Step-by-step filing
- Confirm that you owned and occupied the property as your permanent residence on January 1 of the tax year.
- Gather documents. Typical items include a recorded deed or proof of ownership, a Florida driver’s license or Florida ID showing the property address that is effective by January 1, and Social Security numbers for owners. Additional documents may be required for special exemptions such as veteran or disability benefits.
- Submit your application to the Palm Beach County Property Appraiser. Use current county forms and follow the checklist to avoid delays.
- Watch for follow-ups. The property appraiser may request additional information before approval. Approved exemptions appear on the tax roll and your TRIM notice.
Deadline and late filing
- The deadline for initial applications is March 1 of the tax year.
- If you miss March 1, contact the Palm Beach County Property Appraiser immediately. Limited late filing remedies may exist, but none are automatic.
Palm Beach County tips
- New to Florida: Update your Florida driver’s license and voter registration promptly so your ID reflects the property address as of January 1 when you file.
- Closed after January 1: Plan to file for the following tax year. For instance, a February closing in Boca Raton makes you eligible for the next tax year.
- TRIM notice: Expect your Truth in Millage notice in late summer. It shows your assessed value, proposed millage rates, and appeal deadlines. Review it carefully.
- Billing: The Palm Beach County Tax Collector issues tax bills and manages payments, discounts, and payment plans once exemptions are applied.
Buying or selling in 2025 and beyond
- Buyers: A seller’s homestead exemption and Save Our Homes cap do not transfer to you. After closing, apply for your own exemption if you will occupy the home as your primary residence.
- Sellers: Report the sale or change in ownership. If you plan to buy another Florida primary residence, ask the property appraiser about portability of your Save Our Homes benefit.
Additional exemptions you may consider
Florida law provides other exemptions for eligible owners, such as widows or widowers, persons with disabilities, blind persons, and combat-disabled veterans. Palm Beach County and local municipalities may offer optional exemptions like a low-income senior exemption. Program availability and income thresholds can change, so confirm current options with the Palm Beach County Property Appraiser before applying.
Appeals and assessment questions
If you believe your assessed value is too high, start by contacting the Palm Beach County Property Appraiser to discuss the valuation. If you cannot resolve it informally, you may file an appeal with the Palm Beach County Value Adjustment Board within the deadline listed on your TRIM notice. Appeals are time sensitive, so act promptly.
Homestead and creditor protection
Florida’s Constitution limits forced sale of a homestead by most creditors. Exceptions include mortgage foreclosures, property taxes, construction liens, and some other permitted liens. This protection is distinct from the tax exemption and can matter for estate and creditor planning. For legal guidance on your situation, consult an attorney.
Quick checklist for Palm Beach County homeowners
- Own and occupy the home as your permanent residence on January 1.
- File by March 1 with the Palm Beach County Property Appraiser.
- Update your Florida ID to show the property address by January 1.
- Keep your deed and Social Security numbers ready. Add documents for any special exemption.
- Review your TRIM notice each year and track appeal deadlines.
- If moving within Florida, ask about Save Our Homes portability.
- Notify the property appraiser if you sell, move, or change ownership.
Whether you are settling into a new residence in Palm Beach Gardens, trading up in Delray Beach, or relocating to the Town of Palm Beach, using the homestead exemption correctly can lower your tax burden and add predictability year to year. If you want a clear plan for timing your purchase, filing on schedule, and understanding how the exemption affects your total cost of ownership, our team is here to help.
If you are planning a sale or purchase and want tailored guidance on tax timing and value, connect with Stephanie Muzzillo for local expertise and concierge support. Request a complimentary home valuation and a strategy that aligns with your goals.
FAQs
Who qualifies for Florida’s homestead exemption in Palm Beach County?
- Owners who both own and occupy the property as their permanent residence on January 1 of the tax year, with one primary residence per person in Florida.
What is the deadline to file for the homestead exemption?
- The standard deadline for initial applications is March 1 of the tax year; contact the Palm Beach County Property Appraiser promptly if you miss it.
How much does the exemption reduce my taxes?
- Up to $50,000 in assessed value reduction, with the first $25,000 applied to all taxing authorities and the next up to $25,000 generally not applied to school district taxes.
What is Save Our Homes and why does it matter?
- Save Our Homes caps annual increases in assessed value for homesteaded properties at the lesser of 3% or the change in CPI, which helps limit tax increases over time.
Can I transfer my tax benefit if I move within Florida?
- You may transfer some or all of your Save Our Homes benefit to a new Florida homestead under portability rules by applying through the receiving county’s property appraiser.
What documents do I need to apply in Palm Beach County?
- Typically a recorded deed or proof of ownership, a Florida driver’s license or ID showing the property address effective by January 1, and Social Security numbers for owners.
If I buy a home after January 1, can I get the exemption that year?
- No, eligibility requires ownership and occupancy on January 1; a purchase after that date makes you eligible starting the following tax year.
How do I appeal if I think my assessed value is too high?
- Review your TRIM notice, contact the Palm Beach County Property Appraiser, and if needed file an appeal with the Palm Beach County Value Adjustment Board within the listed deadline.
