Save Our Homes
Two identical houses on the same street, bought fifteen years apart, routinely carry property tax bills that differ by thousands of dollars a year. Nothing is wrong with either assessment. This is the rule that produces the gap, what it is worth, and what happens to it when you move.
Key figures
- Assessment cap this year
- 2.7%
- 2026, lesser of 3% and CPI · Fla. Const. art. VII §4(d)
- Statutory ceiling
- 3.0%
- the most the cap can ever be · Fla. Const. art. VII §4(d)
- Portability, maximum transfer
- $500,000
- to a new Florida homestead · Fla. Stat. §193.155(8)
Reviewed September 1, 2026 · figures come from the same data the calculator uses; sources are cited where each figure is discussed below.
The benefit is the gap, and it compounds
How the cap works
Save Our Homes is written into the Florida Constitution at Article VII, Section 4(d) and implemented by section 193.155 of the statutes. It caps the annual rise in the assessed value of a homestead at 3%, or the change in the Consumer Price Index if that is lower — and the CPI figure is usually the one that binds. For 2026 the cap is 2.7%.
The protection starts on 1 January after your homestead is approved, not on the day you close, and it applies to the assessment rather than the rate. Your millage can still rise; what cannot is the value it is charged against. Sell, and the cap resets to market value for whoever buys — which is why the first bill after a purchase so often bears no resemblance to what the previous owner was paying.
Four consequences follow from that, and they are the whole of the rule. The cap is on growth, so it is worth nothing in year one and a great deal in year fifteen. It attaches to the homestead rather than to you, so it begins when the exemption is approved and ends when you give it up. It compounds, so a decade of a rising market and a 2.7% ceiling opens a gap that no single year's assessment would suggest. And up to $500,000 of it can follow you to your next Florida homestead, which is the part most owners never claim.
What it is worth, in numbers
One year
Buy at $400,000 and that is your assessed value. If the market rises 10% the following year the house is worth $440,000, but the cap holds the assessment to $412,000. The $28,000 difference is not taxed, and at a typical Florida rate that is a few hundred dollars in the first year alone. Modest — and the point is that it does not reset. The following year the cap applies to $412,000, not to what the house is worth.
Year 1, purchase: $400,000 market, $400,000 assessed
Year 2, market rises 10%: $440,000 market
Year 2, capped: $412,000 assessed
Sheltered from tax: $28,000
Real Example - 10 Year Benefit:
Purchase Price (2015):
$300,000
Market value today:
$550,000
Capped assessed value:
$403,000
Annual Tax Savings:
$2,940
Eligibility Requirements
To Qualify for Save Our Homes:
Have Homestead Exemption
Must be approved for homestead on the property
Primary Residence
Property must be your permanent residence as of January 1
Florida Resident
Must be a Florida resident (driver's license, voter registration)
Important Note
Save Our Homes Portability
You can transfer your Save Our Homes benefit to a new Florida home under Florida Statute 193.155(8), protecting your tax savings when you move.
Portability Rules Summary:
Upsizing (Buying More Expensive Home)
Transfer dollar amount of SOH benefit (up to $500,000)
Example: Old home SOH benefit: $150,000
Transfer to new home: $150,000 reduction in assessed value
Downsizing (Buying Less Expensive Home)
Transfer percentage of SOH benefit
Example: Old home 40% SOH benefit
New home gets 40% reduction in assessed value
Time Limits
- • Must establish homestead on new home within 3 years
- • File for portability by March 1st
- • Cannot skip a year of homestead
Common Scenarios
Long-term Homeowner
Owned home for 15+ years in appreciating neighborhood
Market Value: $750,000
Capped Value: $425,000
Annual Savings: $6,500+
Recent Buyer
Purchased home 2 years ago
Market Value: $450,000
Capped Value: $445,000
Annual Savings: $100 (growing each year)
Inherited Property
Inherited from parent with SOH benefit
⚠️ SOH benefit resets to market value
Must reapply for homestead to start new SOH cap
Consider keeping in life estate to preserve benefit
What Resets Your Save Our Homes Cap
Your assessed value will reset to market value if:
- •Property ownership changes (sale, gift, inheritance)
- •Homestead exemption is removed or denied
- •Property no longer qualifies as primary residence
- •Major improvements that change property classification
- •Adding spouse to title (in most cases)
Maximizing Your Save Our Homes Benefit
Apply for Homestead Immediately
File by March 1st to get SOH protection for that year
Stay Informed About Market Values
Track your SOH savings on the property appraiser's website
Plan Moves Carefully
Use portability calculator before buying a new home
Consider Timing of Improvements
Major renovations may trigger reassessment of improved portions
Protect Your Homestead Status
Maintain Florida residency and don't rent out your entire home
Frequently Asked Questions
Can I lose my Save Our Homes benefit?
Yes, if you lose homestead exemption, sell the property, or no longer use it as your primary residence.
Does SOH apply to all taxes?
Yes, it limits the assessed value used for all property taxes - county, city, school, and special districts.
What happens if I rent out a room?
Renting a room is generally fine, but renting the entire property will disqualify you from homestead and SOH.
Can I transfer SOH to my children?
No, SOH benefits don't transfer through inheritance. The property resets to market value when ownership changes.
How do I check my SOH savings?
Your county property appraiser's website shows your market value, assessed value, and the difference (your SOH benefit).
Advanced Save Our Homes Optimization Strategies
After analyzing thousands of Florida property records and Save Our Homes applications, these advanced strategies can maximize your tax savings and avoid costly mistakes.
Portability Mastery: The $500,000+ Secret
Most homeowners know about portability but miss critical optimization opportunities that can save or cost tens of thousands.
Expert Portability Strategies:
- 💡Maximum Transfer Rule: You can transfer up to $500,000 in SOH savings OR your total accumulated benefit, whichever is less. Many miss this cap limit.
- ⏰3-Year Rule: You have exactly 3 years from sale date to use portability. Miss this deadline = lose all benefits permanently.
- 🎯Strategic Downsizing: Moving to a less expensive home? You keep 100% of your SOH savings, dramatically reducing taxes.
- ⚠️Interstate Move Risk: Moving FROM Florida TO another state then back? You lose portability eligibility - plan carefully.
Real Portability Success Story:
Client Case: Broward County homeowner with $180,000 SOH benefit sold $650K home, moved to $480K Sarasota home. Result: Taxable value only $300K instead of $480K = $1,440 annual savings (at 0.8% rate).
Renovation Timing: Protecting Your SOH Benefits
Major improvements can trigger "recapture"—partially losing your SOH protection. Strategic timing prevents this.
⚠️ High-Risk Improvements
- • Room additions ($50K+)
- • Swimming pools ($30K+)
- • Complete kitchen/bath remodels
- • HVAC system replacements
- • Roof replacements (impact-resistant)
✅ SOH-Safe Improvements
- • Interior cosmetic updates
- • Appliance replacements
- • Landscaping improvements
- • Minor bathroom updates
- • Paint and flooring
💡 Pro Renovation Strategy:
Spread major improvements across multiple years to minimize assessment increases. One $100K addition triggers full recapture, but two $50K improvements across 2 years may avoid it entirely.
County-Specific SOH Strategies
Each Florida county implements Save Our Homes differently. These insider insights can save thousands.
South Florida (Miami-Dade, Broward, Palm Beach)
- • Aggressive assessment practices - SOH benefits grow faster
- • Condo conversions common - understand special SOH rules
- • Hurricane improvements may qualify for assessment exclusions
Central Florida (Orange, Seminole, Osceola)
- • Tourism-driven growth = higher SOH benefits over time
- • New construction areas - apply for SOH by March 1
- • Vacation rental restrictions may affect SOH eligibility
Southwest Florida (Collier, Lee, Sarasota)
- • Seasonal resident influx drives values - maximize SOH timing
- • Luxury market volatility creates appeal opportunities
- • Golf course communities may have special assessment districts
The dates that matter
- • 1 March: the filing deadline every year, for a home you owned and occupied on 1 January
- • 1 July: TRIM notices mailed showing your SOH savings
- • September: County budget hearings - monitor for rate changes
- • November: First tax bill due with early payment discounts
Official Sources & References
Florida Statutes & Constitution:
- Florida Constitution Article VII, Section 4(d) - Save Our Homes Amendment
- Florida Statute 193.155 - Assessment Limitations and Portability
- Florida Statute 196.031 - Homestead Exemption (Required for SOH)
Florida Department of Revenue Resources:
Last reviewed: September 2026. CPI adjustments updated annually. Always verify your current assessed value and SOH benefit on your county Property Appraiser's website.
Calculate Your Property Tax Savings
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