Florida Homestead Portability Explained for Miami Homeowners

Thinking about moving across Miami but worried your property taxes will jump? If you have owned your home for years, your Save Our Homes cap probably keeps your assessed value far below today’s market value. The good news is you may be able to carry much of that tax advantage to your next Florida home using homestead portability. In this guide, you will learn what portability is, who qualifies, how to file in Miami‑Dade, and what your tax bill might look like in common scenarios. Let’s dive in.

Save Our Homes in plain English

Florida’s Save Our Homes (SOH) cap limits how much your homestead’s assessed value can increase each year. Over time, your market value can rise much faster than your assessed value. The gap between them is your SOH assessment differential. That differential reduces your taxable assessed value and lowers your annual property taxes.

Portability lets you transfer some or all of that SOH differential from your prior Florida homestead to your new Florida homestead. It does not move your homestead exemption dollars. It moves the assessed value difference, which is what drives real tax savings when you buy your next home.

How portability works

• You must establish the new property as your Florida homestead. Portability only works between Florida homesteads.
• The SOH differential you transfer reduces the assessed value on your new homestead, subject to a statutory cap.
• Other exemptions that depend on eligibility, such as senior, disability, or veteran benefits, do not transfer automatically. You must apply for those separately at your new home if you qualify.

The practical effect is simple: if you are moving from, say, Coconut Grove to Coral Gables, or from Miami Beach to Pinecrest, portability can help you keep a portion of the lower taxable value you earned over years in your former homestead.

Who is eligible in Miami‑Dade

Portability is available to Florida homeowners who abandon a prior Florida homestead and establish a new Florida homestead. You need to prove the former homestead and the SOH differential you accrued there, then apply to transfer that differential to your new homestead. There is a cap on how much you can transfer, and you should confirm the current cap with the Florida Department of Revenue or the Miami‑Dade County Property Appraiser.

Portability works whether you are moving within Miami‑Dade, or from another Florida county into Miami‑Dade. The receiving county’s property appraiser will verify your prior homestead details.

Filing deadlines that matter

Florida homestead exemption applications have a typical filing deadline of March 1 for the tax year. To have portability and the homestead exemption applied for that year, you should generally file by March 1 in the county where the new homestead is located.

Late or retroactive filing rules can vary. Some counties allow late filing in limited circumstances under statute. Because policies and windows change, confirm current deadlines and allowable retroactivity with the Miami‑Dade County Property Appraiser and the Florida Department of Revenue.

Step-by-step: File portability in Miami‑Dade

Follow this sequence to keep your tax savings on track:

1. Establish your new homestead. At or after closing on your new primary residence in Miami‑Dade, update your legal address and residency indicators. Typical actions include changing your Florida driver’s license or ID, voter registration, and vehicle registration, and placing utilities in your name at the new address.
2. Apply for the homestead exemption. File the homestead exemption application for your new property with the Miami‑Dade County Property Appraiser. To have it apply for the current tax year, aim to file by March 1.
3. Submit the portability application. Complete the Florida Department of Revenue portability application and any Miami‑Dade specific forms or online submissions. Miami‑Dade typically offers an online portal and also accepts in‑person or mailed filings.
4. Provide supporting documents. Be prepared to show your prior homestead details and values so the Property Appraiser can verify your SOH differential.
5. Receive your decision. If approved, the transferred differential will reduce the assessed value of your new homestead, subject to applicable caps. Your tax bill will reflect the change for the tax year in which the transfer is applied.

Documents you will likely need

• Last year’s property tax bill for your prior homestead showing assessed and taxable values.
• Deed and closing statement for your new home purchase.
• Proof that you abandoned the prior homestead and established the new one: updated Florida driver’s license or ID, updated voter registration, vehicle registration, and recent utility bills at the new address.
• Completed portability application form(s) required by the State and Miami‑Dade.

Examples: What your taxes might look like

Here is how the mechanics typically work. Your SOH differential equals your prior market value minus your prior assessed value. That differential is what you attempt to transfer.

Example 1: New home is more expensive

• Prior homestead market value: $400,000
• Prior homestead assessed value: $300,000
• SOH differential: $100,000
• New homestead market value: $700,000

If you transfer the full $100,000 differential, your new assessed value starts $100,000 lower, at $600,000, before any homestead exemption is applied. The result is meaningful tax savings compared to a full reassessment at $700,000.

Example 2: New home is less expensive

• Prior SOH differential: $150,000
• New home market value: $200,000

Your portability benefit cannot reduce the assessed value below what is allowed under statute and appraisal rules. In practice, you will not create a negative assessed value. The effective tax benefit may be smaller than your full prior differential.

Example 3: Cap in play

If your prior SOH differential exceeds the statutory portability cap, only up to the cap can transfer. You should confirm the current cap with the Florida Department of Revenue or the Miami‑Dade County Property Appraiser before you plan your move.

Timing matters in all examples. The year in which the property appraiser applies your portability determines which tax year’s assessed value is reduced. Filing by local deadlines is essential.

Common scenarios and pitfalls

• Within Miami‑Dade or across counties. Portability applies across all Florida counties. If you are moving from Broward or Palm Beach into Miami‑Dade, your receiving property appraiser will verify your prior homestead.
• Multiple homes over time. The transfer typically comes from your most recent prior Florida homestead. If you have gaps in homestead status or multiple moves, expect to supply more documentation.
• Ownership changes. Divorce, inheritance, or changes in ownership shares can affect eligibility or how the differential is split. These cases often require special handling by the Property Appraiser and may be prorated.
• Missing deadlines. If you miss the March 1 filing date, your ability to apply portability to that tax year may be at risk. Some late or retroactive options may exist, but you must verify with Miami‑Dade and the Florida Department of Revenue.
• Appeals. If your portability is denied or the transferred amount is different than you expect, you can typically appeal through the Value Adjustment Board or follow local administrative review steps. Keep thorough records of past tax bills and homestead documentation.
• Other exemptions. Portability is independent of other exemptions. You must file separately for senior, disability, widow or widower, or veteran-related exemptions if you qualify.
• Tax planning across municipalities. Miami, Miami Beach, Coral Gables, Kendall, Pinecrest, and other Miami‑Dade municipalities have different millage rates and assessments. While portability may lower your assessed value, changes in local rates and special assessments can affect your final tax bill. Your CPA or tax preparer can help you model outcomes.

Quick Miami‑Dade checklist

• Gather last year’s property tax bill for your former homestead.
• Keep closing paperwork for the sale of your old homestead and the purchase of your new home.
• Update your driver’s license, voter registration, vehicle registration, and utilities to your new address.
• File your new homestead exemption by the county deadline, typically March 1.
• File your portability application with the Miami‑Dade County Property Appraiser and upload or provide requested documentation.
• Coordinate with your real estate agent and tax professional to confirm dates and documents.
• If your situation involves ownership changes or multiple moves, contact the Property Appraiser and a tax advisor early.

A local partner for a smooth move

If you are planning a move within Miami‑Dade, portability can protect hard‑earned tax savings while you rightsize or relocate. Our team works closely with clients in Coral Gables, Coconut Grove, Pinecrest, Miami Beach, and across Greater Miami to sequence closings, confirm residency timing, and coordinate documents so filings are straightforward. When your sale and purchase involve high‑value homes, the details matter.

For discreet guidance on timelines, documentation, and strategy around your next move, connect with the Smith Formosa Team. Request a private consultation.

FAQs

What is Florida homestead portability?

• It is the ability to transfer some or all of your Save Our Homes assessment differential from a former Florida homestead to your new Florida homestead, which can lower your new home’s assessed value for tax purposes.

Does portability work if I move from another Florida county to Miami‑Dade?

• Yes. Portability works across counties in Florida. The Miami‑Dade County Property Appraiser will verify your prior homestead and the transferable SOH differential.

What is the filing deadline for portability and homestead in Miami‑Dade?

• The typical deadline is March 1 for the tax year. File both your homestead exemption and portability application by then to have the benefit applied for that year.

What happens if I miss the March 1 deadline?

• Missing the deadline can jeopardize having portability applied for that tax year. Some late or retroactive options may exist under statute, but you must confirm availability with the Miami‑Dade County Property Appraiser and the Florida Department of Revenue.

What documents should I gather for my portability application?

• Your last property tax bill for the prior homestead, proof of prior homestead status, deed and closing statement for the new home, and proof of residency changes like updated ID, voter registration, and utilities.

Do other property tax exemptions transfer with portability?

• No. Portability only moves the SOH assessment differential. Other exemptions, such as senior, disability, or veteran-related benefits, require separate applications at your new homestead.

How do I know how much of my SOH benefit can transfer?

• Your transferable amount equals your prior SOH assessment differential, subject to a statutory cap. Verify the current cap and your exact numbers with the Property Appraiser or the Florida Department of Revenue.