What is Florida homestead portability?

Portability lets you transfer your Save Our Homes benefit (the gap between your old home's market value and its capped assessed value) to a new Florida homestead, up to $500,000, if you establish the new homestead within three years of January 1 of the year you gave up the old one.

How much is the Florida homestead exemption in 2026?

Up to $51,411: $25,000 off assessed value for all property taxes, plus an additional $26,411 for non-school taxes on assessed value above $50,000. The additional amount is adjusted for inflation each year.

What would Amendment 3 change?

Amendment 3 is on the November 3, 2026 ballot and needs 60% to pass. If approved, the first $150,000 of a homestead's assessed value would be exempt from non-school taxes in 2027 and the first $250,000 from 2028. School taxes keep the $25,000 exemption, and Save Our Homes and portability stay the same. People who become Florida residents on or after January 1, 2027 would start at $50,000 and get the larger amount from their fifth year. The Legislature still has to pass implementing law, so exact savings are estimates.

When is the deadline to file for homestead in Florida?

March 1 of the year you want the exemption. You must own the home and live in it as your permanent residence on January 1 of that year.

What happens to portability if I downsize?

If the new home's market value is lower than the old home's, the transferred benefit is prorated: the old benefit times the new market value divided by the old market value, still capped at $500,000.

Florida property tax · updated for 2026

Florida Homestead Exemption & Portability Calculator

Moving within Florida? See how much of your Save Our Homes benefit moves to your new home and what you'll pay in property tax, under current law or if Amendment 3 passes. Free, instant, no sign-up.

Your numbers

Your situation I have a Florida homestead now, or gave one up in the last three years First Florida homestead, and I'm a Florida resident by December 31, 2026 Moving from another state (Florida resident on or after January 1, 2027)

Current or recently sold Florida homestead

Market (just) value From your TRIM notice or the property appraiser's site.

Assessed value The capped Save Our Homes value.

New home

Purchase price or market value In year one, the appraiser's just value is usually close to the purchase price.

Exemption rules Current law If Amendment 3 passes (Nov 3, 2026 ballot)

Amendment 3 would exempt the first $150,000 of assessed value from non-school taxes in 2027 and $250,000 from 2028 (new residents start at $50,000). It needs 60% of the vote, and results are an estimate until the Legislature passes the implementing law. Save Our Homes and portability stay the same either way.

Tax rates and assumptions (defaults: Palm Beach County, unincorporated)

Total millage rate All taxing authorities combined, per $1,000. Cities differ; see your TRIM notice.

School millage (part of the total) School taxes get only the first $25,000 exemption.

Additional exemption (current law) $26,411 for 2026; adjusted for inflation each year.

Save Our Homes cap (%) Lesser of 3% or inflation; 2.7% for 2026.

Market growth per year (%) Used for the five-year projection.

Estimated savings

First-year property tax with homestead and portability, compared with no homestead.

$0 a year

Your first tax year
Scenario	Taxable value	Estimated tax

Five-year projection
Year	Market value	Assessed	Est. tax	Saved*

*Saved compared with no homestead at full market value. Estimates only, not legal or tax advice. Millage rates, non-ad valorem assessments and exemption amounts vary by county and year; your property appraiser's figures control.

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How Florida homestead portability works

Florida's Save Our Homes rule caps the yearly increase in a homestead's assessed value at 3% or the change in inflation, whichever is lower (2.7% for 2026). Over the years that opens a gap between what the home is worth and what you're taxed on. Portability lets you carry that gap, up to $500,000, to your next Florida homestead, so you don't start over at full market value.

Upsizing vs. downsizing

If the new home's market value is the same as or higher than the old one, the full benefit moves with you, up to $500,000. If it's lower, the benefit is prorated by the new value divided by the old value. The calculator applies both rules for you.

What the homestead exemption is worth in 2026

The first $25,000 of assessed value is exempt from all property taxes. A second exemption applies to assessed value above $50,000, for non-school taxes only. That second amount is adjusted for inflation each year: $25,722 for 2025 and $26,411 for 2026, for a total of up to $51,411.

Amendment 3 on the November 2026 ballot

Amendment 3 would make the first $150,000 of a homestead's assessed value exempt from non-school taxes starting in 2027, and the first $250,000 starting in 2028, with inflation increases from 2029. School taxes keep the $25,000 exemption, and Save Our Homes and portability don't change. People who become permanent Florida residents on or after January 1, 2027 would start with a $50,000 non-school exemption and get the larger amount from their fifth homestead year. Because homestead starts on the first January 1 you own and live in the home, someone who moves in during 2027 starts in 2028 and would get the larger amount from 2032. It needs 60% of the vote on November 3, 2026, and the Legislature would still have to pass a law putting it into effect. It also isn't settled yet whether the $150,000 replaces today's $25,000 exemption or adds to it, so any Amendment 3 figure, including this calculator's, is an estimate. Switch the calculator to "If Amendment 3 passes" to compare.

Frequently asked questions

When do I have to file? By March 1 of the year you want the exemption, and you must be living in the home as your permanent residence on January 1.

How long do I have to use portability? The new homestead must be established within three years of January 1 of the year you gave up the old one.

Does portability work between counties? Yes, anywhere in Florida. File with the new county; it coordinates with the old one.

Can I use this for a condo? Yes. Homestead and portability apply to any owner-occupied permanent residence, including condos and co-ops.