Florida homestead exemption in Broward County: the complete guide

Last updated 2026-07-09

What is the Florida homestead exemption and how does it work in Broward County?

Florida's homestead exemption is a constitutional benefit that lowers the assessed value the county uses to calculate your property tax bill ^[1]. In Broward County, the Broward County Property Appraiser's office runs it exactly the way every other Florida county has to: by the rules in Article VII, Section 6 of the Florida Constitution and Florida Statute 196.031 ^[7][2].

Here is how the math actually works. Your assessed value drops by up to $50,000, but not every dollar of that reduction reaches every taxing authority ^[7].

• The first $25,000 reduction applies to all taxing levies, including school district taxes.
• The second $25,000 reduction applies only to non-school levies (county, city, special districts).

So on a home with a $350,000 assessed value, the amount taxed at the full rate falls to $325,000 for schools and to $300,000 for everything else. Depending on where in Broward you live, that saves most homeowners somewhere between $800 and $1,200 a year in real dollars. The exact number depends on the combined millage rate for your specific address.

The dollar savings are only part of the story. Homestead status also switches on two protections that can be worth far more over time: the Save Our Homes assessment cap and portability. Both get their own sections below.

For a broader look at how Florida's exemption rules work statewide, see our guide to the florida homestead exemption.

Who qualifies for the Broward County homestead exemption?

You qualify if you owned and lived in the property as your permanent Florida residence on January 1 of the tax year you're applying for. The rules come straight from Florida Statute 196.031, so they apply the same way in every county ^[2]. Three things all have to be true as of January 1:

1. You own the property (fee simple, life estate, a qualifying trust, or certain other legal arrangements count). 2. The property is your permanent, primary residence. 3. You are a permanent resident of Florida.

That January 1 date does not bend. Close on your Broward home on January 2 and you cannot get the exemption for that tax year. You apply in time for the following year instead.

Entity ownership complicates things. Florida law lets certain revocable living trusts qualify, but if title sits in an LLC or corporation, the exemption is generally off the table because a legal entity cannot establish residency ^[2]. Talk to a Florida property attorney if your title involves an entity.

Residency matters. You cannot hold a homestead exemption in another Florida county or another state at the same time. When you apply, the Broward County Property Appraiser checks a statewide database for duplicate claims ^[3].

Citizenship is not a requirement under Florida law. Lawfully present non-citizens who meet the residency and ownership tests can qualify ^[2].

What is the deadline to file for the Broward homestead exemption?

March 1 of the tax year you want the exemption to apply. That is a hard statutory deadline under Florida Statute 196.011 ^[2]. No wiggle room in the statute itself.

If March 1 lands on a weekend or holiday, the Broward County Property Appraiser's office usually accepts applications through the next business day. Confirm that with the office directly, because state law is not explicit on the point.

Missed March 1? You have one path: a late filing petition. Florida Statute 196.011(8) lets the property appraiser accept a late application through the 25th day after the TRIM (Truth in Millage) notice is mailed, which usually happens in mid-August ^[10]. You have to show good cause for missing the original deadline. Approval is not automatic. The property appraiser can say no.

If you think you should have received the exemption and got denied, you can petition the Broward County Value Adjustment Board (VAB) ^[3]. That petition deadline is also 25 days after the TRIM notice mailing.

Filing situation	Deadline	Authority
Standard new application	March 1	F.S. 196.011
Late filing (good cause)	~25 days after TRIM notice	F.S. 196.011(8)
VAB petition after denial	25 days after TRIM notice	F.S. 194.011
Portability application (DR-501T)	March 1 (same as exemption)	F.S. 193.155

How do you file for the homestead exemption in Broward County?

The Broward County Property Appraiser gives you three ways to file, and you only ever have to do it once ^[3].

Online. The Property Appraiser's e-filing portal lives at bcpa.net. Fastest method, and the one I'd use. Create an account, upload your documents, done.

In person. The main office is at the Broward County Governmental Center, 115 S. Andrews Ave., Room 111, Fort Lauderdale. There are also service centers in other parts of the county. Check bcpa.net for current locations and hours, which have shifted since the pandemic.

By mail. Download the application from bcpa.net, sign it, and mail it with copies of your documents so it arrives before March 1.

Here is what you need to bring or upload ^[3]:

• Florida driver's license or ID showing your Broward property address
• Florida vehicle registration showing your Broward property address
• Social Security numbers for all owners (and their spouses, even if not on title)
• Proof of ownership (a recorded deed usually does it, and the office often already has it on file)
• If you are a non-citizen, documentation of lawful immigration status
• If you're transferring a Save Our Homes benefit from another Florida home, Form DR-501T

File once and the exemption renews automatically each year for as long as you still qualify. The Property Appraiser mails a renewal receipt in January. If something changes (you move, rent the place, change the title), you are legally required to report it and drop the exemption ^[2].

What is the Save Our Homes cap and why does it matter?

Save Our Homes limits how much your assessed value can climb each year once you hold homestead status. The homestead exemption cuts your assessed value once. This does something bigger: it locks in that value against runaway increases going forward ^[1].

The cap is the lower of 3% or the change in the Consumer Price Index (CPI) for that year ^[1]. In a market like South Florida, that gap gets large fast. A home that would otherwise be assessed at $600,000 after a few hot years might carry a capped assessed value of $380,000 if the owner has held homestead for a decade.

For both 2023 and 2024, CPI ran above 3%, so the cap held at 3% each year ^[1].

The difference between your capped assessed value and full market value is called the SOH benefit. That benefit is exactly what portability lets you carry to your next home.

This is why long-term Broward owners can get hit with a big tax jump when they sell and buy without using portability. The cap attaches to your homestead status, not to the bricks. The new buyer starts over at market value.

What is portability and how do you transfer your SOH benefit to a new Broward home?

Portability lets you move some or all of your built-up Save Our Homes benefit to a new Florida homestead when you relocate ^[1][2]. It can knock up to $500,000 off the assessed value of your new Broward home.

The rules, short version ^[2]:

• You must have had a homestead exemption on your old property.
• You apply for the new homestead exemption and file Form DR-501T (Transfer of Homestead Assessment Difference) with the Broward County Property Appraiser by March 1 of the year after you move.
• The transfer has to happen within two tax years of abandoning your old homestead.
• If the new home is worth less than the old one, only part of the benefit transfers (it scales proportionally).

Example one. Your old Broward home had a $500,000 market value and a $300,000 capped assessed value. Your SOH benefit is $200,000. You buy a new home worth $600,000. You transfer the full $200,000, so your new assessed value starts at $400,000 instead of $600,000, before any exemption.

Example two. Same $200,000 benefit, but your new home is worth only $400,000. Now it scales: $200,000 / $500,000 = 40%. You transfer 40% of the new home's value, which is $160,000, dropping your new assessed value to $240,000.

Portability is one of the most overlooked benefits in Florida property tax. Homeowners miss the March 1 deadline all the time because nobody told them it existed.

What additional exemptions are available on top of the standard homestead in Broward?

Florida law and Broward County offer several exemptions that stack alongside the base homestead exemption ^[2][3]. The main ones:

Senior exemption (low-income senior). If you're 65 or older and your prior-year household income was at or below the state threshold ($36,614 for 2024 ^[5]), you may qualify for an added exemption of up to $50,000 on county levies. Broward has adopted it. You reapply every year and show income documentation.

Total and permanent disability exemption. Homeowners who are totally and permanently disabled may get a full exemption from all ad valorem taxes, more than a reduction ^[2]. First responders disabled in the line of duty get a similar benefit.

Veteran exemptions. Florida layers several ^[2]:

• Combat-disabled veterans with a service-connected rating of 10% or more get an added exemption equal to their disability percentage times $5,000.
• Veterans 65 and older with a combat-related disability may get a full homestead exemption if income falls below the threshold.
• Surviving spouses of military members killed in action may receive a full exemption.

Widow/widower exemption. An added $500 reduction ^[2].

Blind persons exemption. An added $500 reduction ^[2].

None of these are automatic. You apply for each one through the Broward County Property Appraiser.

What happens if your homestead exemption is denied in Broward County?

If the Property Appraiser denies your application, they have to send you written notice ^[2]. Treat that notice as a clock starting.

You have two moves.

First, call the Property Appraiser's office. Plenty of denials come down to a missing document or an address that didn't match. A corrected driver's license or an updated vehicle registration often clears it up with no formal fight.

Second, file a petition with the Broward County Value Adjustment Board (VAB). The VAB is an independent body that hears exemption denials and assessment challenges ^[8]. The petition deadline is 25 days from the mailing date on your TRIM notice ^[3]. The filing fee in Broward is $15 per parcel for most petitions.

At the hearing you'll appear before a special magistrate, a licensed attorney or certified real estate appraiser depending on the issue. Bring everything that proves this is your real home: lease or occupancy records, utility bills, vehicle registration, voter registration, tax returns with your Broward address.

Lose at the VAB and you can take it to circuit court, but now you're in litigation and the cost-benefit math changes fast.

If your real problem is a too-high assessed value rather than the exemption itself, that's a separate petition. To build the strongest evidence file before a VAB hearing, TaxFightBack's DIY appeal kit walks you through comparable sales analysis and the exact documents that move Florida magistrates.

Miami-Dade runs a similar process with small procedural differences. See our homestead exemption miami guide for a county-to-county comparison.

How much can the homestead exemption actually save you in Broward County?

Most Broward homeowners save between $750 and $1,200 a year from the base $50,000 exemption. Two things drive your exact number: the combined millage rate for your address and your assessed value before exemptions. Broward's total millage swings a lot by city and special district. In 2023, the unincorporated Broward County rate ran around 19.5 mills total (county, school, water management, library, and so on), and incorporated cities add their own millage on top ^[3].

One mill equals $1 per $1,000 of assessed value. At 19.5 mills, the first $25,000 exemption saves you $487.50 a year (25 x $19.50). The second $25,000 only applies to non-school levies. If school levies run roughly 8 mills, the second $25,000 saves about $287.50. Base total: around $775 a year at that millage.

In incorporated cities like Fort Lauderdale, Hollywood, or Pembroke Pines, city millage lifts the total rate and your savings rise with it.

These numbers move every year as taxing authorities set new rates. The real answer for your parcel sits on your TRIM notice, which shows your taxes with and without exemptions. Pull that document.

The Save Our Homes savings can dwarf the base exemption for long-term owners. A homeowner who bought in Broward in 2010 and rode the cap through the 2020 to 2023 run-up likely carries an assessed value 40% to 50% below current market. That is worth far more than the $50,000 exemption itself.

What are the Florida homestead exemption rules for rental property or part-time residents?

You cannot homestead a property you rent out. Rent the whole place for any part of the year and you're required to tell the Property Appraiser and drop the exemption ^[2]. Florida Statute 196.061 states that renting the property for more than 30 days per calendar year, for two consecutive years, counts as abandonment of the homestead exemption ^[2].

Renting a single room is different. The statute focuses on the entire property, so renting a room while you still live there generally does not disqualify you, though the line can get fuzzy. In a duplex where you live in one unit, you can homestead your unit only.

Part-time residents are the hard case. Florida does not allow dual homesteads. If you own a home in another state and claim a homestead, senior, or similar primary-residence break there, you cannot claim Florida homestead at the same time. The Broward Property Appraiser takes part in a national data-sharing program built to catch exactly this ^[3].

Get the exemption you weren't entitled to and Florida Statute 196.161 requires the Property Appraiser to record a tax lien for back taxes plus a 50% penalty plus 15% annual interest, going back up to 10 years ^[2]. That is not a typo. Ten years of back taxes at penalty rates on a Broward property is a life-disrupting number.

The practical move: if your situation changed (you moved, bought another home, started renting), call the Property Appraiser first. Voluntary disclosure usually cuts or wipes out the penalties.

What are the most common mistakes Broward homeowners make with the homestead exemption?

A handful of mistakes show up again and again.

Missing the March 1 deadline because they assumed the title company handled it. Title companies do not file your homestead exemption. That's on you. Nobody sends brand-new applicants a reminder (renewal receipts only go to existing exemptions).

Forgetting portability when they move. People sell, buy a new place, file for the exemption, and skip the separate DR-501T form for the portability transfer. Tens of thousands of dollars in cumulative tax savings gone.

ID documents with the wrong address. The Broward Property Appraiser checks that your Florida driver's license and vehicle registration match your homestead address. Mismatch and your application stalls. Update those before you file.

Claiming homestead on a property held in an LLC. That disqualifies you. If you hold title in an LLC for liability reasons, ask an attorney about a land trust or another structure that keeps both goals.

Never checking next year's TRIM notice to confirm the exemption showed up. It arrives in August. Look at it. If your exemption is missing, you have 25 days from the mailing date to petition the VAB.

For homeowners in other states wondering how their rules compare, our guides to the georgia homestead exemption and homestead exemption ohio show how differently states build these benefits.

How does Broward County compare to other Florida counties on homestead benefits?

The base $50,000 exemption and the Save Our Homes cap are identical statewide because they're constitutional and statutory, not county choices ^[1][2]. Counties differ on the optional add-on exemptions and on their millage rates.

The low-income senior exemption (the extra $50,000 for seniors under the income threshold) is optional for counties and cities to adopt. Broward has adopted it, and so have Miami-Dade, Palm Beach, and most large Florida counties ^[5].

Millage rates are where your actual bill splits from your neighbor's in the next county. Broward's total rates tend to run a bit above Palm Beach County and a bit below Miami-Dade for unincorporated areas, though city millage can flip those comparisons depending on the municipality.

The filing experience varies too. Broward's online portal at bcpa.net is genuinely easy to use next to some smaller county systems. The office runs multiple service centers, which counts for something in a county of roughly 1.9 million people.

For how another large-county system works, the homestead exemption miami guide covers Miami-Dade in detail.

County	Base exemption	Low-income senior exemption (optional)	Approx. total millage (unincorporated, 2023)
Broward	$50,000	Yes, up to $50,000	~19.5 mills
Miami-Dade	$50,000	Yes, up to $50,000	~20.1 mills
Palm Beach	$50,000	Yes, up to $50,000	~17.9 mills
Orange	$50,000	Yes, up to $50,000	~18.4 mills
Hillsborough	$50,000	Yes, up to $50,000	~19.1 mills

What should you do if your Broward assessed value is too high even after the exemption?

The exemption and the assessed value are two different fights. You can hold a valid homestead exemption and still be over-assessed.

Every August, the Broward County Property Appraiser mails TRIM notices to every property owner. This is your yearly report card and your window to act. The notice shows your proposed assessed value, your exemptions, and what your tax bill will be if nothing changes ^[3].

If the assessed value looks off, start with an informal conference at the Property Appraiser's office. Call or go in before the VAB petition deadline. A lot of errors get fixed here with no formal hearing.

If that doesn't resolve it, file a VAB petition with the Broward County Value Adjustment Board. The deadline is 25 days from the TRIM notice mailing date. The $15 filing fee is the only required cost. You do not need a lawyer or an appraisal firm.

What wins at Florida VAB hearings is comparable sales data. You want recent arm's-length sales of homes like yours (similar size, age, condition, location) that sold for less than your assessed value implies. Florida runs mass appraisal, which means errors happen at scale, and your specific parcel can easily be one of them.

To build that evidence file yourself instead of handing a contingency firm 30% to 40% of your first-year savings, TaxFightBack's DIY appeal kit gives you the comparable sales framework, the forms, and the hearing prep Florida VAB magistrates expect.

For how Florida's appeal rules interact with homestead status statewide, the florida homestead exemption guide covers the full picture.

Frequently asked questions

When is the deadline to file for the Broward County homestead exemption?

March 1 of the tax year you want the exemption to apply. This is a hard statutory deadline under Florida Statute 196.011. Miss it and you can file a late application with good cause through roughly 25 days after the TRIM notice mailing (usually mid-to-late September). The late filing is not automatic, and the Property Appraiser can deny it.

Can I file for the Broward homestead exemption online?

Yes. The Broward County Property Appraiser's e-filing portal at bcpa.net lets you apply online. Create an account and upload your documents, including a Florida driver's license and vehicle registration showing your property address, plus Social Security numbers for all owners and their spouses. Online is the fastest way to do it.

How much does the homestead exemption save on Broward County property taxes?

At roughly 19.5 mills total for unincorporated Broward, the base $50,000 exemption saves most homeowners $750 to $1,200 a year. City residents pay added municipal millage, so their savings can run higher. Your TRIM notice, which arrives each August, shows the exact dollar difference between your tax bill with and without exemptions.

What documents do I need to apply for the Broward homestead exemption?

A Florida driver's license or ID card showing your Broward property address, a Florida vehicle registration at the same address, and Social Security numbers for all owners and their spouses. Non-citizens need proof of lawful immigration status. If you're transferring portability from a previous Florida homestead, you also need Form DR-501T by the same March 1 deadline.

Do I have to reapply for the Broward homestead exemption every year?

No. Once approved, the exemption renews automatically each January for as long as you still qualify. The Property Appraiser mails a renewal receipt confirming it. You're legally required to notify the office if your eligibility changes, such as moving, renting the property, or getting a homestead elsewhere. Fraudulent retention carries a 50% penalty plus 15% annual interest on back taxes, going back up to 10 years.

What is portability and how do I transfer it to my new Broward home?

Portability lets you carry up to $500,000 of your built-up Save Our Homes benefit to a new Florida homestead. File Form DR-501T with the Broward County Property Appraiser by March 1 of the year after you move. Miss the two-tax-year window after abandoning your old homestead and the benefit is lost. Apply at the same time you file your new homestead exemption.

Can I claim homestead if my Broward property is in an LLC or trust?

Trust ownership can qualify if it's a properly structured revocable living trust where you're the beneficiary and occupant. LLC ownership generally disqualifies you because a legal entity cannot establish residency under Florida law. If your property sits in an LLC, ask a Florida property attorney about restructuring. A land trust is one arrangement that can preserve both homestead eligibility and liability protection.

What is the low-income senior exemption in Broward County?

Seniors 65 and older whose prior-year household income is at or below the state threshold ($36,614 for 2024) may qualify for an added exemption up to $50,000 on county levies. Broward has adopted this optional exemption. You apply annually and provide income documentation. It stacks on top of the standard $50,000 homestead exemption rather than replacing it.

What happens if I rent my Broward homestead property?

Renting the entire property for more than 30 days per calendar year for two consecutive years counts as abandonment of the homestead exemption under Florida Statute 196.061. You must notify the Property Appraiser and drop the exemption. Keep collecting it fraudulently and Florida Statute 196.161 triggers back taxes for up to 10 years plus a 50% penalty plus 15% annual interest.

Can a non-citizen claim the Broward homestead exemption?

Yes. Florida law does not require citizenship. Lawfully present non-citizens who own and occupy the property as their primary Florida residence on January 1 can qualify. You'll provide documentation of lawful immigration status with your application, such as a permanent resident card or eligible visa. Undocumented residents do not qualify because they cannot establish lawful permanent residency.

How do I appeal if the Broward Property Appraiser denies my homestead exemption?

First, contact the office directly. Many denials come from missing documents that can be fixed without a formal appeal. If that fails, file a petition with the Broward County Value Adjustment Board within 25 days of your TRIM notice mailing date. The fee is $15. Bring every document proving primary residency: driver's license, vehicle registration, utility bills, voter registration, and any other evidence you actually live there.

Does the homestead exemption apply to the school district portion of my Broward tax bill?

Only partially. The first $25,000 of the homestead exemption applies to all tax levies, including school district taxes. The second $25,000 applies only to non-school levies such as county, city, and special district taxes. This split is set by the Florida Constitution and works identically in every Florida county, Broward included.

What is the Save Our Homes cap and when does it kick in?

Once you hold homestead status, Florida's Save Our Homes amendment caps annual increases in your assessed value at the lower of 3% or the annual change in CPI. It takes effect the year after your homestead exemption is approved. In high-appreciation markets like Broward, this cap can save long-term owners far more than the base exemption, since the gap between capped value and market value compounds each year.

What if I bought my Broward home after January 1 of this year?

You cannot get the exemption for the current tax year if you didn't own and occupy the property on January 1. Start your application now so you're ready to file before March 1 of next year. Get your Florida driver's license and vehicle registration showing your Broward address first. If you're transferring portability from a previous homestead, your deadline is the same March 1.

Sources

1. Florida Department of Revenue, Property Tax Oversight - Homestead Exemption: Florida's homestead exemption is a constitutional benefit reducing assessed value by up to $50,000; Save Our Homes caps annual assessment increases at the lower of 3% or CPI change
2. Florida Legislature, Florida Statutes Chapter 196 - Exemptions: Florida Statute 196.031 establishes homestead exemption eligibility; 196.011 sets March 1 deadline; 196.061 defines rental abandonment; 196.161 establishes 50% penalty and 15% interest on fraudulent exemptions; 193.155 governs Save Our Homes portability
3. Broward County Property Appraiser - Exemptions: Broward County Property Appraiser administers homestead exemption filings online and in person; VAB petition deadline is 25 days after TRIM notice mailing; $15 filing fee per parcel; statewide duplicate claim database used
4. Florida Department of Revenue, Property Tax Oversight - Senior Exemption Income Limit: The low-income senior additional exemption income threshold for 2024 is $36,614; Broward County has adopted this optional exemption
5. Florida Legislature, Florida Statute 194.011 - Value Adjustment Board Petitions: VAB petition deadline is 25 days after the mailing date of the TRIM notice for both exemption denials and assessed value disputes
6. Florida Legislature, Florida Constitution Article VII Section 6: Florida Constitution Article VII Section 6 establishes the homestead exemption: first $25,000 applies to all levies, second $25,000 applies to non-school levies only
7. Broward County Value Adjustment Board: Broward County VAB is the independent body hearing exemption denial appeals and assessment challenges; $15 filing fee per parcel for most residential petitions
8. Florida Legislature, Florida Statute 196.011 - Late Filing Provision: Property appraiser may accept late homestead exemption application through 25 days after TRIM notice mailing if applicant shows good cause for missing March 1 deadline