Florida Homestead Exemption: $25,000 Plus a CPI-Adjusted $25,000, Save Our Homes Cap and March 1 Deadline
The Florida Department of Revenue says the first $25,000 of a Florida homestead exemption applies to all property taxes, including school district taxes, and the additional exemption of up to $25,000 applies to assessed value over $50,000 and only to non-school taxes. The additional $25,000 exemption is adjusted annually on January 1 for inflation using the percentage changes in the Consumer Price Index (CPI), if the percentage change is positive, so the total is not a fixed $50,000. The Save Our Homes cap limits yearly assessment increases to three percent or the CPI change, whichever is less, and the application is due to the county property appraiser by March 1.
Maintained by Archie Chang · Reviewed November 4, 2026 · Methodology & sources
FedRateCalc is not affiliated with the Florida Department of Revenue or any county property appraiser, and this page is not tax or legal advice or an eligibility decision. The agency's pages and the law itself are authoritative.
The exemption: up to $50,000
The Department of Revenue, the Constitution and the statute state the exemption this way:
“When someone owns property and makes it his or her permanent residence or the permanent residence of his or her dependent, the property may be eligible to receive a homestead exemption of up to $50,000. The first $25,000 applies to all property taxes, including school district taxes. The additional exemption of up to $25,000 applies to the assessed value over $50,000 and only to non-school taxes (see section 196.031, Florida Statutes (F.S.)). The additional $25,000 exemption is adjusted annually on January 1 for inflation using the percentage changes in the Consumer Price Index (CPI), if the percentage change is positive (see s. 196.031(b), F.S.).”
“(a)(1) Every person who has the legal or equitable title to real estate and maintains thereon the permanent residence of the owner, or another legally or naturally dependent upon the owner, shall be exempt from taxation thereon, except assessments for special benefits, as follows: a. Up to the assessed valuation of twenty-five thousand dollars; and b. For all levies other than school district levies, on the assessed valuation greater than fifty thousand dollars and up to seventy-five thousand dollars, upon establishment of right thereto in the manner prescribed by law.”
“(2) The twenty-five thousand dollar amount of assessed valuation exempt from taxation provided in subparagraph (a)(1)b. shall be adjusted annually on January 1 of each year for inflation using the percent change in the Consumer Price Index for All Urban Consumers, U.S. City Average, all items 1967=100, or successor reports for the preceding calendar year as initially reported by the United States Department of Labor, Bureau of Labor Statistics, if such percent change is positive.”
“A person who, on January 1, has the legal title or beneficial title in equity to real property in this state and who in good faith makes the property his or her permanent residence or the permanent residence of another or others legally or naturally dependent upon him or her, is entitled to an exemption from all taxation, except for assessments for special benefits, up to the assessed valuation of $25,000 on the residence and contiguous real property, as defined in s. 6, Art. VII of the State Constitution.”
“Every person who qualifies to receive the exemption provided in paragraph (a) is entitled to an additional exemption of up to $25,000 on the assessed valuation greater than $50,000 for all levies other than school district levies. The $25,000 value of the additional exemption provided in this paragraph shall be adjusted annually on January 1 of each year for inflation using the percentage change in the Consumer Price Index for All Urban Consumers, U.S. City Average, all items 1967=100, or successor reports for the preceding calendar year as initially reported by the United States Department of Labor, Bureau of Labor Statistics, if such percent change is positive.”
The first $25,000 applies to all property taxes, and the additional $25,000 applies only to non-school taxes and is adjusted for inflation. The Department of Revenue explains the adjustment:
“Annual adjustments are made to the additional $25,000 exemption when the CPI is positive. If the CPI is negative, the exemption amount remains the same as the previous year.”
The Department of Revenue's CPI example in PT-113, R. 08/25, shows the effect over four example years (laid out in a table here):
| Year | CPI Change | Calculation | Max Exemption Amount on Non-school Taxes Portion | Total Exemption |
|---|---|---|---|---|
| 1 | Base year (2024) | $25,000 | $25,000 | Up to $50,000 |
| 2 | Increase 2.9% | 2.9% x $25,000 | $25,722 | Up to $50,722 |
| 3 | Increase 3% | 3% x $25,722 | $26,494 | Up to $51,494 |
| 4 | Decrease 3% | No change | $26,494 | Up to $51,494 |
The Constitution text and the Department of Revenue guide were read on November 4, 2026. FedRateCalc did not check the results of the November 3, 2026 election, so a change approved then is reflected only if the text read already showed it.
Save Our Homes: the 3 percent or CPI cap
“(d) All persons entitled to a homestead exemption under Section 6 of this Article shall have their homestead assessed at just value as of January 1 of the year following the effective date of this amendment. This assessment shall change only as provided in this subsection. (1) Assessments subject to this subsection shall be changed annually on January 1st of each year; but those changes in assessments shall not exceed the lower of the following: a. Three percent (3%) of the assessment for the prior year. b. The percent change in the Consumer Price Index for all urban consumers, U.S. City Average, all items 1967=100, or successor reports for the preceding calendar year as initially reported by the United States Department of Labor, Bureau of Labor Statistics. (2) No assessment shall exceed just value.”
“After the first year a home receives a homestead exemption and the property appraiser assesses it at just value, the assessment for each following year cannot increase more than three percent or the percent change in the Consumer Price Index (CPI), whichever is less. This is called the “Save Our Homes” (SOH) assessment limitation. The accumulated difference between the assessed value and the just (market) value is the SOH benefit (see section 193.155, Florida Statutes (F.S.)). Even if the value of your home decreases, the assessed value may increase, but only by this limited amount. The assessed value will never be more than the just value of your home.”
Portability
“If you are moving from a previous Florida homestead to a new homestead in Florida, you may be able to transfer, or “port,” all or part of your homestead assessment difference.”
“To transfer the SOH benefit, you must establish a homestead exemption for the new home within three years of January 1 of the year you abandoned the old homestead (not three years after the sale). You must file the Transfer of Homestead Assessment Difference (see Form DR-501T) with the homestead exemption application (see Form DR-501). The deadline to file these forms is March 1.”
“(8)a. A person who establishes a new homestead as of January 1 and who has received a homestead exemption pursuant to Section 6 of this Article as of January 1 of any of the three years immediately preceding the establishment of the new homestead is entitled to have the new homestead assessed at less than just value. The assessed value of the newly established homestead shall be determined as follows: 1. If the just value of the new homestead is greater than or equal to the just value of the prior homestead as of January 1 of the year in which the prior homestead was abandoned, the assessed value of the new homestead shall be the just value of the new homestead minus an amount equal to the lesser of $500,000 or the difference between the just value and the assessed value of the prior homestead as of January 1 of the year in which the prior homestead was abandoned. Thereafter, the homestead shall be assessed as provided in this subsection. […]”
Sale or change of ownership
“If a change in ownership occurs for a homestead property protected by the SOH cap, the property will lose the SOH benefit and will be subject to assessment at just value on the following January 1.”
“Some changes that will not trigger a reassessment are: […] A change or transfer between spouses Certain transfers upon death […]”
“For all exceptions, see s. 193.155, F.S.”
Applying: the March 1 deadline
“To apply for the homestead exemption, you must complete and submit Form DR-501 to your county property appraiser by March 1 of the tax year.”
“If a person purchases a property and makes it his or her permanent residence by January 1 and files the homestead exemption application with the county property appraiser’s office, he or she may be eligible to receive the homestead exemption for that tax year.”
“Only the property appraiser can determine whether a property is entitled to homestead exemption.”
The Department of Revenue's examples
The Department of Revenue prints these examples in PT-113, R. 08/25 (laid out in a table here). They are illustrations of how the exemption applies to assessed value. They are not a tax bill: FedRateCalc does not compute a tax bill, and tax rates, other exemptions and the Save Our Homes cap are not applied.
| Assessed value | Application of the homestead exemption |
|---|---|
| If the Assessed Value is $45,000 |
|
| If the Assessed Value is $65,000 |
|
| If the Assessed Value is $100,000 or higher |
|
Other exemptions and property tax data
Disabled veterans have separate exemptions: see the Florida disabled veteran property tax exemption and the state-by-state disabled veteran exemptions. For the Census Bureau's median taxes paid, see property tax by state; the Texas rules are on the texas homestead exemption page.
Frequently asked questions
How much is the Florida homestead exemption?
The Florida Department of Revenue guide PT-113 says a property “may be eligible to receive a homestead exemption of up to $50,000. The first $25,000 applies to all property taxes, including school district taxes.” It adds that the additional exemption of up to $25,000 applies to the assessed value over $50,000 and only to non-school taxes, and that “The additional $25,000 exemption is adjusted annually on January 1 for inflation using the percentage changes in the Consumer Price Index (CPI), if the percentage change is positive”. The PT-113 example table shows the total as “Up to $50,000” in the base year 2024, “Up to $50,722” in the second year and “Up to $51,494” in the third, so $50,000 is not a fixed cap. Florida Constitution Article VII, section 6(a)(1) words the exemption as “Up to the assessed valuation of twenty-five thousand dollars” plus, for levies other than school district levies, one on the assessed valuation greater than fifty thousand dollars and up to seventy-five thousand dollars.
What is the Save Our Homes cap in Florida?
The Florida Department of Revenue guide PT-112 says that after the first year a home receives a homestead exemption and is assessed at just value, “the assessment for each following year cannot increase more than three percent or the percent change in the Consumer Price Index (CPI), whichever is less.” It adds that the assessed value will never be more than the just value of the home. Florida Constitution Article VII, section 4(d)(1) sets the same limit as the lower of “Three percent (3%) of the assessment for the prior year” and the percent change in the Consumer Price Index.
Is the additional $25,000 Florida homestead exemption adjusted for inflation?
Yes. The Florida Department of Revenue guide PT-113 says the additional $25,000 exemption “is adjusted annually on January 1 for inflation using the percentage changes in the Consumer Price Index (CPI), if the percentage change is positive”, and “If the CPI is negative, the exemption amount remains the same as the previous year.” Section 196.031, Florida Statutes, and Florida Constitution Article VII, section 6(a)(2) give the same rule. FedRateCalc does not state the amount for a given year; the county property appraiser can confirm it.
What is Save Our Homes portability in Florida?
The Florida Department of Revenue guide PT-112 says a homeowner moving from a previous Florida homestead to a different Florida homestead “may be able to transfer” all or part of the homestead assessment difference, which the guide calls porting. To transfer it, the guide says a homestead exemption must be established for the destination home within three years of January 1 of the year the old homestead was abandoned, and the deadline to file the forms is March 1. Florida Constitution Article VII, section 4(d)(8) limits the benefit for a newly established homestead whose just value is at least that of the prior one to the lesser of $500,000 or the difference between the just value and the assessed value of the prior homestead.
What is the deadline to apply for the Florida homestead exemption?
The Florida Department of Revenue guide PT-113 says: “To apply for the homestead exemption, you must complete and submit Form DR-501 to your county property appraiser by March 1 of the tax year.” The same guide says a person who makes the property a permanent residence by January 1 and files the application with the county property appraiser “may be eligible to receive the homestead exemption for that tax year” and that “Only the property appraiser can determine whether a property is entitled to homestead exemption.”
What happens to the Save Our Homes cap when a Florida homestead is sold?
The Florida Department of Revenue guide PT-112 says: “If a change in ownership occurs for a homestead property protected by the SOH cap, the property will lose the SOH benefit and will be subject to assessment at just value on the following January 1.” The guide lists exceptions, including a change or transfer between spouses and certain transfers upon death, and says: “For all exceptions, see s. 193.155, F.S.” A homeowner who moves to another Florida homestead may be able to port part of the benefit, as the guide describes.
Related pages
Sources
All sources are official government documents, read with plain requests when we checked on November 4, 2026. FedRateCalc quotes each document as it read on that date.
- Florida Constitution, Article VII, sections 4 and 6 (Florida Legislature)
- Florida Statutes section 196.031, Exemption of homesteads
- Florida Department of Revenue, Property Tax Exemptions and Additional Benefits
- Florida Department of Revenue, Property Tax Information for Homestead Exemption (PT-113, R. 08/25)
- Florida Department of Revenue, Save Our Homes Assessment Limitation and Portability Transfer (PT-112, R. 08/24)
Property tax by state has the Census Bureau's median real estate taxes paid and home values for every state.