New to Florida property taxes and planning a move to Boca Raton? You are not alone. The rules here can lower your bill in a real way, but only if you know how and when to file. In this guide, you will learn the basics of Florida’s homestead exemption, how the Save Our Homes cap works, how to transfer your tax savings with portability, and exactly where to apply in Palm Beach County. Let’s dive in.
Florida homestead basics
Florida’s homestead exemption reduces the taxable assessed value of your primary residence, which lowers your annual property tax bill. You generally must own the property and occupy it as your permanent residence on January 1 of the tax year you are claiming. The standard benefit commonly totals up to $50,000 in assessed value reduction. The first $25,000 applies to all property taxes, and the additional up to $25,000 applies to non-school taxes for assessed values between $50,000 and $75,000.
When you establish homestead, it also sets you up for the Save Our Homes assessment limits described below. For statewide rules and current details, review the Florida Department of Revenue’s guidance on its property tax pages.
Save Our Homes cap
The Save Our Homes (SOH) cap limits how much your assessed value can increase each year once your homestead is in place. The cap is the lower of 3 percent or the change in the Consumer Price Index. In practice, this often creates a gap between your market value and assessed value over time. That gap is your SOH benefit and it helps keep your taxes more predictable as the market moves.
For more on SOH and how the limit is calculated, see the Florida Department of Revenue’s property tax guidance.
Portability to Boca Raton
Portability lets you transfer some or all of your SOH benefit from a prior Florida homestead to your new Florida homestead. This applies statewide, so you can bring your savings into Palm Beach County from another Florida county. You file the portability claim with the county where your new homestead is located.
Here is a simple example. If your previous homestead had an assessed value of $150,000 while the market value was $300,000, the difference may be the SOH benefit that you can transfer to reduce the assessed value of your new Boca home. The exact transferable amount follows state rules and county procedures, so verify with the Palm Beach County Property Appraiser. For local filing steps and forms, start with the Property Appraiser’s official website, and for statewide rules, consult the Florida Department of Revenue.
Key dates and deadlines
Timing is everything with Florida property taxes. Keep these dates front and center:
- The most important date is March 1. This is the general deadline to file your homestead application for that tax year in Palm Beach County.
- You must own and occupy the property on January 1 of the tax year to qualify for that year’s homestead.
- If you buy after January 1, plan to file for the following tax year. You will need to occupy the home as your permanent residence by the next January 1 and file by March 1.
- File portability with the Palm Beach County Property Appraiser by the same March 1 deadline when you apply for your Boca homestead.
- If you miss March 1, contact the Property Appraiser right away. Late filings may be accepted under limited circumstances, but there is no automatic extension.
For local dates and any updates, use the Palm Beach County Property Appraiser’s official site.
How to file in Palm Beach County
You will apply through the Palm Beach County Property Appraiser (PBCPA). The office manages homestead exemptions, portability claims, and required documentation for Boca addresses. Visit the PBCPA’s website for online filing options, forms, office locations, and mailing addresses.
Typical ways to file:
- Online: Many applicants use the county’s online portal for a faster start.
- In person or by mail: You can apply at a Property Appraiser office or submit documents by mail. Check the site for locations and hours.
Common documents to have ready:
- Proof of ownership, such as a recorded deed or closing statement.
- Proof of permanent Florida residency at the property: Florida driver’s license or ID with the new address, Florida vehicle registration, and Florida voter registration if applicable.
- Social Security numbers for owners, if requested.
- For portability: proof of your prior Florida homestead and its assessed value, like last year’s tax notice or a property appraiser certification.
Starter kit checklist
Use this quick list to stay on track:
- By January 1: Own and occupy the Boca property as your primary residence to qualify for that tax year.
- By March 1: File your homestead exemption application with the Palm Beach County Property Appraiser. File portability at the same time if you are moving from another Florida homestead.
- Documents to gather: recorded deed or closing statement, Florida driver’s license or ID showing your Boca address, Florida vehicle registration and voter registration if available, owner SSNs, and the prior county tax notice for portability.
- Where to file and verify details: the Palm Beach County Property Appraiser’s website.
- For statewide rules and definitions: review the Florida Department of Revenue’s property tax pages.
Common buyer scenarios
Moving from another Florida county
If you had an existing homestead in your prior county, collect your recent tax notice or appraisal statement that shows the assessed value and whether you used portability before. When you buy in Boca and make it your permanent residence, apply for homestead and file the portability claim by March 1. Portability can significantly reduce your new assessed value if your old SOH benefit was large. Keep copies of everything in case the appraiser requests follow-up.
Moving to Florida from out of state
You can establish Florida homestead on your Boca property when you own and occupy it as your permanent residence on January 1 of the tax year. If you were not a Florida resident last year, you will not have portability to transfer. Once your homestead is granted, the Save Our Homes limits begin to protect you in future years. Update your Florida identification and registrations promptly, since they support your domicile claim.
Buying in mid-year
If you close after January 1, you generally cannot claim homestead for that same tax year. Plan to occupy the home as of January 1 next year and file by March 1. When your homestead is approved, the Save Our Homes cap will start to apply going forward. Set a reminder after closing so the deadline does not sneak up on you.
Renting part or all of the property
To qualify for homestead, the home must be your permanent residence. If you rent the property, or convert it to investment use, you may lose the exemption and its related protections. Some partial occupancy situations can be complex. If you have questions, contact the Palm Beach County Property Appraiser for guidance specific to your setup.
Avoid these mistakes
- Missing the March 1 filing deadline, which can delay savings by a full year.
- Assuming the seller’s homestead and SOH carry over automatically. They do not transfer to you without your own filing, and the seller’s assessed value does not follow the property to a new owner.
- Waiting to update your Florida driver’s license, vehicle registration, or voter registration. These help establish domicile for your application.
- Forgetting to file portability when moving from another Florida homestead. Bring your prior county paperwork so the new county can calculate your transfer.
Your next step
If Boca Raton is in your plans, set your timeline today so you file on time and capture every dollar you qualify for. Gather your documents at closing, establish Florida residency quickly, and submit your application before March 1 to start your benefits. When you want a smooth purchase and clear next steps, OneAgent Realty is ready to guide your move and coordinate the details with your closing timeline.
FAQs
What is the Florida homestead exemption for Boca buyers?
- The homestead exemption reduces the taxable assessed value of your primary residence, lowering your annual property taxes when you own and occupy on January 1 and file by March 1.
How does the Save Our Homes cap work in Florida?
- Once homestead is in place, annual assessed value increases are limited to the lower of 3 percent or the CPI change, which can create a tax-saving gap over time.
Can I transfer my Save Our Homes benefit to Boca Raton?
- Yes, portability allows you to transfer your SOH benefit statewide to your new Boca homestead, and you file the portability claim in Palm Beach County, usually by March 1.
What documents do I need for homestead and portability?
- Be ready with proof of ownership, Florida ID with your Boca address, vehicle and voter registrations if available, owner SSNs, and your prior county tax notice for portability.
What if I close on my Boca home after January 1?
- You generally cannot claim homestead for that year; plan to occupy by next January 1 and file your application by March 1 of the following year.
Where do I apply for homestead in Palm Beach County?
- Apply with the Palm Beach County Property Appraiser using the office’s online portal or in person; start on the PBCPA’s official website.
