The Florida homestead exemption lowers the taxable value of the home you own and live in as your permanent residence. In Palm Beach County for 2026, it removes up to $51,411 of value: $25,000 from all property taxes, plus $26,411 from non-school taxes. To get it, you must own and live in the home on January 1 and file with the Palm Beach County Property Appraiser by March 1.
The exemption is only half of the story. Once you have it, the Save Our Homes cap limits how fast your assessed value can rise each year, and that cap often saves more over time than the exemption itself. This guide covers both, plus how to file, what to bring, how portability works when you move, and what is on the November 2026 ballot.
Key takeaways
- The 2026 homestead exemption in Palm Beach County is up to $51,411: $25,000 against all taxes and $26,411 against non-school taxes.
- You qualify based on where you live on January 1, and the filing deadline is March 1 of that same year.
- Save Our Homes limits yearly increases in assessed value to 3% or the change in CPI, whichever is lower (2.7% for 2026).
- Buyers do not inherit the seller’s capped value. The home resets to market value on January 1 after the sale.
- Portability can move up to $500,000 of your Save Our Homes savings to a new Florida homestead.
What is the homestead exemption in Palm Beach County?
The homestead exemption in Palm Beach County is a reduction in the taxable value of a home that is the owner’s permanent Florida residence. For 2026 it is worth up to $51,411 in value: the first $25,000 applies to every tax, including school taxes, and a second exemption of $26,411 applies to non-school taxes only.
The two parts work differently, and it helps to see them separately:
- The first $25,000. This comes off your assessed value for all taxing authorities, including the School District of Palm Beach County.
- The second exemption. This applies to assessed value of $50,000 and above, and only to non-school taxes such as county, city and special district levies. It is added automatically when you qualify, so there is nothing extra to file.
The second exemption now rises with inflation. Florida voters approved Amendment 5 in 2024, which ties it to the Consumer Price Index. The amount was $25,722 in 2025 and is $26,411 in 2026, according to the Palm Beach County Property Appraiser.
Because the second exemption only covers value starting at $50,000, a home assessed at less than about $76,411 receives only part of it. Most homes in north and central Palm Beach County are assessed well above that, so most owners receive the full amount.
Who qualifies for the Florida homestead exemption?
You qualify for the Florida homestead exemption if, as of January 1 of the tax year, you hold title to the home, live in it as your permanent residence, are a permanent Florida resident, and do not claim a residency-based exemption or tax benefit anywhere else. All four conditions must be true on January 1.
The January 1 date matters more than anything else. Florida property taxes are based on the status of the property on that one day. That leads to a few common situations:
- You close on January 2 or later. You cannot get the exemption for that year, even if you move in that week. You will qualify the following January 1.
- You close in December and move in before January 1. You can qualify for the new year, as long as you file by March 1.
- You are moving from another state. You must give up any residency-based exemption or benefit in the old state. Keeping one there can disqualify you here.
- You rent the home out. A home that is rented is generally not your permanent residence, and renting can put the exemption at risk. Ask the Property Appraiser before you rent out a homesteaded property.
Ownership in a trust or with a co-owner can still qualify, but the details depend on the deed. If your title is held in an unusual way, call the Property Appraiser’s office before you file.
Buying a home in Palm Beach County? Shakir can help you plan your closing date around January 1 so you do not miss a year of savings.
How do you file for homestead exemption in Palm Beach County?
You file for homestead exemption in Palm Beach County with the Property Appraiser, either online through its E-File system, in person at one of its five service centers, or by mailing Florida Form DR-501. The deadline is March 1. Once approved, the exemption renews automatically each year while you own and live in the home.
Here is the process step by step:
- Close on the home and move in before January 1 of the year you want the exemption.
- Get your Florida documents in order. Update your driver license and, ideally, your vehicle registration and voter registration to the new address.
- File by March 1 using E-File on pbcpao.gov, a service center visit, or a paper DR-501.
- Watch for the August TRIM notice, which should show the exemption applied.
- Check your November tax bill to confirm the lower taxable value.
What documents do you need?
The Property Appraiser asks for:
- The Social Security numbers of all owners and their spouses.
- A Florida driver license or Florida ID card.
- At least one more proof of residence, such as a Florida vehicle registration, a voter registration that matches the address, a Declaration of Domicile, a federal tax return, or a utility bill.
- For owners who are not U.S. citizens, an alien registration card.
Do not miss March 1
Missing the March 1 deadline waives the exemption for that year. If you close in the fall, put a reminder in your calendar for January now. The exemption also does not move with you: when you buy a different home, you file again for the new address.
How much does homestead exemption save on property taxes?
Homestead exemption savings in Palm Beach County depend on your local millage rate, because the exemption reduces taxable value, not the tax bill directly. Each mill is $1 of tax per $1,000 of taxable value. At typical 2025 rates of 17 to 20 mills, the full exemption usually saves several hundred dollars a year.
Millage rates vary by city because each city, the county, the school district and special districts set their own rates. The table shows the 2025 proposed total millage published by the Property Appraiser for some of the towns we cover, along with what that rate means per $100,000 of taxable value.
| Area | 2025 proposed total millage | Tax per $100,000 of taxable value |
|---|---|---|
| Town of Palm Beach (lowest in the county) | 14.8708 | $1,487.08 |
| Unincorporated Palm Beach County | 16.2670 to 17.3470 | $1,626.70 to $1,734.70 |
| Jupiter | 17.0134 | $1,701.34 |
| Palm Beach Gardens | 17.8626 to 17.9526 | $1,786.26 to $1,795.26 |
| Wellington | 18.7370 | $1,873.70 |
| West Palm Beach | 20.4486 (22.4486 in the downtown DDA district) | $2,044.86 |
| Belle Glade and Pahokee (highest in the county) | 22.8089 | $2,280.89 |
These are proposed 2025 totals. Final rates can differ, and rates change every year, so use your own TRIM notice for exact numbers.
A worked example
This example uses round, made-up rates to show how the math works. It is not a quote for any real home.
Say a home has an assessed value of $500,000 and the total rate is 18 mills, made up of 6 school mills and 12 non-school mills.
- Without homestead: $500,000 at 18 mills is $9,000.
- School taxes with homestead: only the first $25,000 comes off, so $475,000 at 6 mills is $2,850.
- Non-school taxes with homestead: the full $51,411 comes off, so $448,589 at 12 mills is $5,383.07.
- Total with homestead: $8,233.07, a saving of about $767 in the first year.
The bigger savings come in later years, from the Save Our Homes cap.
What is the Save Our Homes cap?
The Save Our Homes cap is the Florida rule that limits how much the assessed value of a homestead property can rise each year: 3% or the change in the Consumer Price Index, whichever is lower. It is 2.7% for 2026. It starts the year after the home first gets the exemption and lasts until the home is sold.
In the first year of the exemption, the home is assessed at its full market value, which the Property Appraiser calls just value. After that, the assessed value can only grow by the capped amount, even if market prices climb faster.
Here is what that looks like with simple numbers. A home is assessed at $500,000 in its first homestead year. The next year, its market value rises 8% to $540,000. With a 2.7% cap, its assessed value can rise only to $513,500. The owner pays taxes on the lower figure, and the gap between the two values keeps growing in a rising market.
Over a decade or more, that gap can be large. It is also the reason two similar houses on the same street can have very different tax bills: one owner has held the home for years under the cap, and the other just bought.
What happens to property taxes when you buy a home?
When you buy a home in Palm Beach County, the seller’s homestead exemption and Save Our Homes cap do not transfer to you. Under Florida law, the property is reassessed at full market value on January 1 of the year after the sale. Your first full tax bill can be much higher than the seller’s, so budget from the price.
This is the single most common surprise for new owners. A seller who has lived in a home for 15 years may have an assessed value far below today’s market value. The listing shows their tax bill, not yours.
A few practical points for buyers:
- Estimate taxes from the price you pay. Multiply your expected assessed value, minus any exemption you will qualify for, by the local millage rate. Insurance is the other big carrying cost, so read our buyer’s guide to flood zones and flood insurance too.
- Ask your lender to escrow on the new figure. If the escrow is based on the seller’s bill, you may face an escrow shortage the following year.
- Know how proration works. Florida property taxes are paid in arrears, and the current year’s taxes are prorated between buyer and seller at closing. Our guide to closing costs in Palm Beach County explains this line on the settlement statement.
- File for your own exemption. Once you own and live in the home on January 1, file by March 1 to start your own cap.
How does homestead portability work in Florida?
Homestead portability lets Florida owners move some or all of their Save Our Homes savings from an old homestead to a new one. Up to $500,000 of that benefit can transfer. You must establish the new homestead on or before January 1 of the third year after leaving the old one, and file Form DR-501T with your homestead application.
The benefit that moves is the difference between your old home’s market value and its capped assessed value. For example, if your old home had a market value of $600,000 and an assessed value of $400,000, you had $200,000 of Save Our Homes savings that could go with you.
If you buy a home worth the same or more, you can generally carry the full difference, up to the $500,000 limit. If you downsize, a smaller share usually transfers. The Property Appraiser calculates the exact amount.
Portability is a strong reason to stay within Florida when you change homes. If you are selling one Palm Beach County home and buying another, plan the timing with both closings in mind. Our guide to selling a home in Palm Beach County covers the selling side.
What other property tax exemptions are available?
Palm Beach County owners with a homestead may qualify for extra exemptions on top of the standard one. They include $5,000 for a widow or widower, $5,000 for total and permanent disability or legal blindness, an extra $25,000 for qualifying limited-income seniors 65 and older, and several exemptions for disabled veterans.
| Exemption | Amount | Notes |
|---|---|---|
| Widow or widower | $5,000 | For a surviving spouse |
| Civilian total and permanent disability, or legally blind | $5,000 | Proof of the condition is required |
| Limited-income senior, 65 and older | $25,000 | 2026 household income limit of $38,686 |
| Service-connected disabled veteran, 10% to 90% | $5,000 | Proof of the VA rating is required |
| Total and permanent service-connected disabled veteran | Full exemption | Applies to the homestead property |
| Combat-disabled veteran, 65 and older | Percentage discount | Based on the disability percentage |
Each one has its own paperwork. The Property Appraiser’s “Do you qualify?” page lists what each requires, and many can be filed at the same time as the homestead application.
Thinking about a move within Palm Beach County? Find out what your current home could sell for, then plan how much tax savings you could carry with you.
When are property tax deadlines in Palm Beach County?
Palm Beach County property tax deadlines follow a fixed yearly calendar. Values are set as of January 1, homestead applications are due March 1, TRIM notices arrive in mid-August, the deadline to petition the Value Adjustment Board is in mid-September, tax bills are mailed by November 1, and payment is due by March 31.
| Date | What happens |
|---|---|
| January 1 | Ownership, residence and value are fixed for the tax year |
| March 1 | Deadline to file for homestead and other exemptions |
| Mid-August | TRIM (proposed tax) notices are mailed |
| Mid-September | Deadline to petition the Value Adjustment Board about your value |
| By November 1 | Tax bills are mailed by the Tax Collector |
| November to February | Early payment discounts of 4%, 3%, 2% and 1% |
| March 31 | Last day to pay; taxes become delinquent April 1 |
What is a TRIM notice?
TRIM stands for Truth in Millage. The notice shows your market value, assessed value, exemptions and the proposed taxes from each taxing authority, along with the dates of their budget hearings. It is your best chance to catch a missing exemption or a value you disagree with.
If you think the value is wrong, start by calling the Property Appraiser. Many issues are settled informally. If not, you can file a petition with the Value Adjustment Board by the mid-September deadline printed on the notice.
How do the early payment discounts work?
The Palm Beach County Tax Collector gives a 4% discount for paying in November, 3% in December, 2% in January and 1% in February. There is no discount in March. If your taxes are paid through a mortgage escrow account, your lender often pays in November to take the 4% discount.
What is Amendment 3 on the November 2026 ballot?
Amendment 3 is a proposed change to the Florida Constitution on the November 3, 2026 ballot that would greatly increase the non-school homestead exemption. It needs 60% of the vote to pass. If approved, it takes effect January 1, 2027, and would first appear on August 2027 TRIM notices and November 2027 tax bills.
According to the Palm Beach County Property Appraiser, if Amendment 3 passes:
- The non-school homestead exemption would rise to up to $150,000 in 2027 and up to $250,000 in 2028, then adjust with inflation from 2029.
- The school exemption would stay at $25,000.
- The yearly cap on assessment increases for non-homestead property would drop from 10% to 5%.
- Save Our Homes, portability and the other personal exemptions would not change.
The ballot summary was rewritten in August 2026 after a court found the original wording defective, and the measure remained on the ballot. The Property Appraiser offers an Amendment 3 calculator that estimates the effect on a specific property, including different starting amounts for some owners who first qualify after the change.
This article does not take a position on how to vote. If you are buying or selling around this time, check the official results after November 3 and ask the Property Appraiser how the outcome affects your home.
What about non-homestead properties?
Non-homestead properties in Florida, such as second homes, rentals and investment properties, have a separate cap: their assessed value for non-school taxes cannot rise more than 10% a year. The cap is applied automatically. Like a homestead, a non-homestead property resets to market value the year after it is sold.
This matters for buyers of second homes and seasonal condos. You cannot claim homestead on a property that is not your permanent residence, and you will pay school taxes on the full assessed value. If you are weighing a condo as a second home, our guide to buying a condo in Palm Beach County covers the other costs to plan for.
Common homestead mistakes to avoid
The most common homestead mistakes in Palm Beach County are missing the March 1 deadline, assuming the seller’s exemption carries over, keeping a residency benefit in another state, and forgetting to file portability with the new application. Each one can cost a full year of savings or more.
- Assuming it is automatic. It renews automatically, but you must file the first time.
- Budgeting from the seller’s tax bill. Your taxes reset after the sale.
- Waiting too long after selling. Portability must be used by January 1 of the third year after you leave the old homestead.
- Renting out the homestead. This can cost you the exemption. Ask first.
- Ignoring the TRIM notice. It is the time to catch errors while you can still act on them.
When you are ready to look at homes, you can search current listings and save the ones you like. Shakir is a REALTOR, not a tax advisor. For questions about your own situation, contact the Palm Beach County Property Appraiser or a tax professional.
Frequently asked questions
When is the homestead exemption deadline in Palm Beach County?
The homestead exemption deadline in Palm Beach County is March 1. You must own and live in the home as your permanent residence on January 1 of the same year. Missing March 1 waives the exemption for that tax year, so file early through the Property Appraiser’s E-File system, a service center or Form DR-501.
Do I have to reapply for homestead exemption every year?
No. In Palm Beach County, the homestead exemption renews automatically each year while you continue to own the home and live in it as your permanent residence. You only file again if you buy a different home, change how the title is held, or need to add another exemption such as a senior or veteran exemption.
Does the homestead exemption transfer to the buyer?
No. The seller’s homestead exemption and Save Our Homes cap end with the sale. The home is reassessed at market value on January 1 of the following year, and the buyer must file their own homestead application by March 1 to start a new exemption and a new cap on their own assessed value.
How much is the homestead exemption in Palm Beach County for 2026?
For 2026, the homestead exemption in Palm Beach County is worth up to $51,411 of assessed value. The first $25,000 applies to all property taxes, including school taxes. The second exemption of $26,411 applies only to non-school taxes and is indexed to inflation, up from $25,722 in 2025.
Can I keep my Save Our Homes savings if I move?
Yes, if you move within Florida. Portability lets you transfer up to $500,000 of your Save Our Homes benefit to a new homestead. You must establish the new homestead on or before January 1 of the third year after leaving the old one and file Form DR-501T with your new homestead application.
Sources
- Palm Beach County Property Appraiser: Homestead exemption
- Palm Beach County Property Appraiser: Assessment caps (Save Our Homes and the 10% cap)
- Palm Beach County Property Appraiser: Portability
- Palm Beach County Property Appraiser: Do you qualify? (other exemptions)
- Palm Beach County Property Appraiser: Important dates
- Palm Beach County Property Appraiser: Amendment 3 calculator
- Palm Beach County Property Appraiser: 2025 proposed total millage rates (PDF)
- Palm Beach County Tax Collector: Property tax
- Florida Statutes, section 193.155: Homestead assessments
- Florida Statutes, section 196.202: Widows, widowers, blind and disabled persons
- Florida Department of Revenue: Property tax exemptions
- Martin County Property Appraiser: 2026 Save Our Homes cap (statewide CPI figure)
- WLRN: Amendment 3 ballot language revised after court ruling (August 2026)
This article is general information, not legal, tax or insurance advice. Rules, rates and deadlines change, so confirm the details with the official source, a Florida real estate attorney, your title company, your insurance agent or a tax professional before you rely on them.
With over 10 years of experience as a successful real estate agent, I have proudly helped hundreds of happy buyers and sellers achieve their real estate goals. I’m passionate about helping clients find their dream homes, sell their properties with confidence, and navigate every step of the process with ease. My commitment to personalized service, strong relationships, and exceptional results makes every real estate journey a rewarding experience.
REALTOR® with Continental Properties, Inc. in North Palm Beach. Florida license #3346934.
