Save Our Homes Florida:
Property Tax Cap & Portability Guide

If you own a homesteaded property in Florida, the Save Our Homes (SOH) program is one of the most powerful and most misunderstood property tax protections available to you. This constitutional amendment limits how quickly your property’s assessed value can increase, helping shield Florida homeowners from steep tax hikes as home values rise.

In this guide, we’ll break down what the Save Our Homes program is, how it works, who qualifies, and why missing deadlines can cost you thousands over time.

What Is the Save Our Homes Program in Florida?

New to Florida homestead? Save Our Homes only applies if your property qualifies for the Florida Homestead Exemption. If you need a refresher on what homestead is, who qualifies, or how to apply in Alachua County and Gainesville, be sure to read our full guide on How to Apply for the Homestead Exemption in Gainesville, Florida before continuing.

The Save Our Homes (SOH) amendment is a Florida constitutional provision that limits the annual increase in a homesteaded property’s assessed value to 3% or the rate of inflation, whichever is lower.

This cap applies only to properties that qualify for the Florida Homestead Exemption and is designed to protect homeowners from rapidly increasing property taxes in rising markets.

Assessed Value vs. Market Value: Why Save Our Homes Matters

One of the most common misconceptions about Save Our Homes is that it limits a home’s market value. It does not.

Instead:

• Market value is what your home could sell for

• Assessed value is the number used to calculate your property taxes

Save Our Homes limits increases to the assessed value only, which can create a growing gap between market value and assessed value over time. This gap is often referred to as your Save Our Homes benefit.

The longer you own and homestead a property in Florida, the more valuable this benefit can become.

Who Qualifies for Save Our Homes?

To receive Save Our Homes protection, you must:

1. Own and occupy the property as your permanent Florida residence

2. Qualify for and receive the Florida Homestead Exemption

3. Maintain the property as your primary residence

Save Our Homes does not apply to:

1. Second homes

2. Rental or investment properties

3. Commercial properties

If a property loses homestead status for any reason, the Save Our Homes cap is removed.

When Does Save Our Homes Start?

Save Our Homes does not apply immediately when you purchase a home.

Typically:

• You qualify for homestead based on January 1 residency

• You must apply for homestead by March 1

• The Save Our Homes cap begins after homestead is approved, usually starting the following tax year

This reset is why buyers are often surprised by higher property taxes after purchasing a Florida home. They are starting fresh without the prior owner’s Save Our Homes benefit.

What Happens When You Sell a Homesteaded Property?

When a homesteaded property is sold:

• The Save Our Homes cap is removed

• The property’s assessed value resets to market value for the new owner

This reset is why buyers are often surprised by higher property taxes after purchasing a Florida home. They are starting fresh without the prior owner’s Save Our Homes benefit.

Save Our Homes Portability: Can You Transfer the Benefit?

Florida allows homeowners to transfer, or “port,” their Save Our Homes benefit when moving from one Florida homestead to another.

Key points about Save Our Homes portability:

• Portability applies only when moving within Florida

• You must apply for portability when you apply for homestead on the new property

• The amount transferred can reduce the assessed value of your new home

• There is a cap on how much benefit can be transferred ($500,000 of your accumulated Save Our Homes benefit from your previous Florida homestead to your new one)

Portability is not automatic, and missing the application deadline can mean losing this benefit entirely.

Let’s Calculate Your Save Our Homes (SOH) Portability

One of the most common questions Florida homeowners ask is: “How much Save Our Homes benefit do I actually have?”

Here’s how to find it and how it could apply if you move.

Step 1: Find Your Current SOH Benefit

You can usually find your accumulated Save Our Homes benefit directly on your county Property Appraiser’s website.

Look up your property record and locate:

• Alachua County: Save Our Homes Deferred Value

• Outside of Alachua County: Just/Market Value & Assessed Value

Your Save Our Homes benefit is the difference between these two numbers. Alachua County calculates it for you where other counties you may have to do a little math.

Example:

• Market (Just) Value: $425,000

• Assessed Value: $275,000

• SOH Benefit: $150,000

This $150,000 represents the value that has been shielded from property taxes due to the Save Our Homes cap.

Step 2: Understand the Portability Limit

When moving from one Florida homestead to another, homeowners may transfer up to $500,000 of their accumulated SOH benefit.

Portability:

• Applies only when moving within Florida

• Is not automatic, you must apply

• Must be filed when applying for homestead on the new property

Step 3: Apply the Benefit to a New Home (Example)

Let’s say you sell your current homesteaded home and buy a new primary residence in Florida.

Scenario:

• Accumulated SOH Benefit: $150,000

You purchase a new home with a market value of $500,000.

If approved for portability:

• New Home Market Value: $500,000

• Minus SOH Portability Benefit: −$150,000

• New Starting Assessed Value: $350,000

Your property taxes on the new home would be calculated based on the lower assessed value, not the full purchase price.

Step 4: File for Portability Correctly

To transfer your Save Our Homes benefit:

• Apply for Florida Homestead Exemption on the new property

• File the Save Our Homes Portability application at the same time

• Meet the January 1 residency and March 1 filing deadlines

Missing the portability filing can result in losing this benefit even if you qualified.

Common Save Our Homes Mistakes to Avoid

Florida homeowners often lose Save Our Homes protection because they:

• Assume Save Our Homes applies automatically

• Fail to apply for the Florida Homestead Exemption

• Miss the March 1 homestead filing deadline

• Forget to apply for portability when moving

• Change residency status without notifying the Property Appraiser

Each of these mistakes can result in higher long-term property taxes.

Why Save Our Homes Is So Valuable Over Time

Save Our Homes is not just a one-year benefit. Over time, it can:

• Dramatically reduce property tax increases

• Create significant long-term tax savings

• Protect homeowners in rapidly appreciating markets

• Increase predictability in annual tax bills

For long-term Florida homeowners, Save Our Homes can represent tens of thousands of dollars in cumulative savings.

Final Thoughts: Save Our Homes Starts With Homestead

The Save Our Homes program is one of Florida’s most valuable homeowner protections, but it only works if you file for homestead correctly and on time.

If you own a home in Florida and it is your primary residence, understanding how Save Our Homes works is essential to protecting yourself from rising property taxes.

If you’ve recently purchased a home, are planning to move within Florida, or are unsure whether you’re receiving all the benefits you qualify for, it’s worth reviewing your homestead and Save Our Homes status now before small oversights turn into expensive mistakes.