What Is Portability
Portability is the ability to transfer the accumulated homestead assessment cap from your previous primary residence to a new primary residence in Florida. When you sell a home that has been capped under the Save Our Homes amendment, you can carry forward the capped assessed value (not the market value) to your new property, subject to a 5% annual increase cap, rather than starting fresh at the new property's current market assessment.
How Portability Works
Under Florida law, your homestead assessment is normally capped at 3% annual growth regardless of market appreciation. When you purchase a new homestead, the county appraiser calculates a "portability credit" based on the difference between your old home's capped assessed value and its current market value. This credit reduces the new property's assessed value, but only up to the new property's actual market value.
For example, if your previous home had a capped assessed value of $250,000 but sold for $400,000, your portability credit would be $150,000. If your new home's market value is $450,000, your initial assessed value would be $300,000 (the market value minus the portability credit). From that point forward, the 3% annual cap applies to the new property.
You must apply for portability within two years after purchase, and you cannot port to a property that exceeds 110% of the just value of your previous homestead. If your new home is worth significantly more, portability benefits may be limited or unavailable.
Key Requirements
- Both properties must be your primary residence (homestead).
- You must own the previous homestead for at least five years before the portability application qualifies (with limited exceptions for inherited property).
- You must file the portability application with the new county appraiser, typically within the first 30 days after purchase or by the January 31 deadline of the second year of ownership.
- Your Social Security number and homestead exemption information for both properties must match county records.
- If you held homestead status for fewer than five years, portability is denied.
Portability in Assessment Appeals
Portability credits factor directly into your assessment baseline. If your appraiser's assessment appears inflated, verify that the portability credit was applied correctly. Request a calculation showing the previous home's capped value, the portability amount, and how it reduced your new assessment. Missing or incorrectly calculated portability credits are common errors that reduce your taxable value and lower your tax bill.
At a board of review hearing, you can challenge whether the appraiser properly applied your portability credit. Bring documentation of your previous home's homestead exemption and assessment history from the prior county. If the portability amount was undercalculated or omitted, the board can adjust your assessment immediately.
Common Questions
- Can I port to a less expensive home? Yes. If your new homestead is worth less than the capped value of your old one, your assessment is capped at the new property's market value.
- What if I didn't apply for homestead on my previous home? You cannot port benefits you never claimed. Homestead status must have been active on your previous property to establish a capped value to transfer.
- Does portability apply if I bought in a different county? Yes. County boundaries do not affect portability eligibility as long as both properties were your primary residence and you meet all other state requirements.