Thinking about buying or selling in Fort Lauderdale and worried about losing your property tax savings? You are not alone. Florida’s homestead, Save Our Homes, and portability rules can feel intimidating, especially with hard deadlines. In this guide, you will learn exactly how these benefits work in Broward, what to file and when, and simple steps to keep more of your money when you move. Let’s dive in.
Homestead and portability, explained
Homestead exemption is a Florida tax benefit for your primary residence that reduces your taxable value by up to $50,000. The first $25,000 applies to all taxing authorities, and the additional amount applies to non-school levies for assessed values between $50,000 and $75,000. You can review the statutory basics in the state’s homestead law on the Florida Senate site.
Once you receive homestead, the Save Our Homes (SOH) cap limits your annual assessed-value increase to 3 percent or the change in the Consumer Price Index, whichever is lower. For example, the published cap for 2025 is 2.9 percent as shown by county guidance on annual caps here.
Portability lets you transfer some or all of the SOH “assessment difference” from your prior Florida homestead to a new Florida homestead. You must have had a homestead within the prior three tax years, and you must apply for homestead on the new property to receive portability. The three-year window is outlined by county guidance here.
Two important limits to remember:
- You can transfer up to $500,000 of assessment difference, subject to upsizing or downsizing rules and ownership details. See the state administrative rule here.
- Portability transfers only the SOH benefit, not the homestead exemption itself. You must apply for homestead on the new property.
Key dates for Fort Lauderdale homeowners
- You must be a permanent resident of your new home as of January 1 of the tax year.
- You must file your homestead application and portability application by March 1 of that tax year. The filing deadline is established in state law here.
- Late filing is very limited. If you miss March 1, contact the Broward County Property Appraiser right away.
Fort Lauderdale filing steps
Step 1: Apply for homestead in Broward
File online or in person by March 1. Broward’s portal will guide you and will prompt you about portability if prior homestead history is detected. Start your application using the BCPA online portal.
Step 2: Attach the portability form
Submit the Florida forms with your application. You will need the homestead application (DR-501) and the portability attachment DR-501T. If spouses need to designate shares from a previous homestead, include DR-501TS. Find the forms on the Florida Department of Revenue page here.
Step 3: Inter-county verification if you moved from another county
If your prior homestead was outside Broward, BCPA will send your DR-501T to the prior county and request certification of your assessment difference. Procedures and timelines are set in the state administrative rule here.
Step 4: Watch your TRIM notice in August
If portability is approved, you will see it reflected on your Notice of Proposed Property Taxes, commonly called the TRIM notice, mailed in mid August. If there is an issue, the property appraiser will notify you.
Documents to gather for Broward
Prepare these items before or right after closing:
- Recorded deed or proof of ownership
- Florida driver license or ID card with your new Broward address
- Florida voter registration with the new address, or a recent utility bill if not registered
- Vehicle registration with your Florida address
- Prior homestead proof such as TRIM notices or homestead receipts
- Residency documents for non-citizens, if applicable
Have everything match your new address as soon as possible. Homestead is based on where you live on January 1.
How the portability math works
Portability transfers the gap between your prior homestead’s just value and its capped assessed value. Here is the big picture:
- Upsizing to a higher-value home: If your new home’s just value is equal to or higher than your prior home’s just value, you can generally transfer the full assessment difference, up to the $500,000 cap.
- Downsizing to a lower-value home: You can still bring savings, but only a percentage of the prior difference transfers. The amount is proportional to the ratio of the new home’s just value to the old home’s just value.
Tip: Broward offers a handy calculator to get a sense of your potential transfer. Try the BCPA portability estimator.
Recent updates affecting 2025 filings
- Three-year portability window: You now have up to three tax years after abandoning your prior Florida homestead to establish the new homestead and file for portability. County guidance reflects this rule, which is now statewide practice.
- Inflation adjustment to the additional homestead exemption: Beginning with the 2025 tax year, the second part of the homestead exemption is adjusted annually for inflation. County and state agencies have begun noting this change. See a summary of the update here. The overall structure remains the same, and the first $25,000 still applies to all levies.
Common Broward scenarios
- Upsize within Broward: Sell in Fort Lauderdale, buy in a higher-value neighborhood, and port the full SOH difference up to the cap.
- Downsize to a smaller home or condo: Expect a proportional transfer of your SOH benefit. Check your estimate before you write offers.
- Move between counties: File in Broward by March 1, and BCPA will coordinate the certification with your previous county.
- Divorce or separating owners: You may split the prior assessment difference between spouses using DR-501TS, with careful attention to documentation and deadlines.
- Active-duty military: You may have special residency considerations. The portability clock still matters, so plan your filings early.
Quick checklist for Fort Lauderdale buyers and sellers
- Confirm you meet the January 1 residency requirement for your new primary home
- File Broward homestead by March 1 and include DR-501T for portability
- Update Florida ID, voter registration, vehicle registration, and mailing addresses
- Save prior homestead proof such as TRIM notices and receipts
- Track your approval on the August TRIM notice, then review assessed and taxable values
If you want a clear timeline and a plan for your move, we are here to help you make smart decisions and keep your tax savings working for you. For personal guidance tailored to your move in Fort Lauderdale or greater Broward, connect with Angela Tanner.
FAQs
What is the difference between homestead, Save Our Homes, and portability in Florida?
- Homestead reduces taxable value for your primary residence, Save Our Homes caps annual assessed-value increases, and portability transfers the SOH assessment difference to a new Florida homestead when you move.
How long do I have to use portability after selling my Fort Lauderdale home?
- You generally have up to three tax years after abandoning your prior Florida homestead to establish a new homestead and file the portability application by March 1.
Does portability move my homestead exemption to my new Broward home automatically?
- No. Portability transfers only the SOH assessment difference. You must apply for a new homestead exemption on the new property.
Which forms do I need to file portability in Broward?
- File the homestead application DR-501 and attach DR-501T. If spouses need to split a prior assessment difference, use DR-501TS.
What happens if I miss the March 1 deadline in Broward?
- You may lose homestead and portability for that tax year. Contact the property appraiser immediately to ask about any limited late-filing options.
How can I estimate my portability benefit before I buy?
- Use Broward’s portability estimator and compare scenarios for upsizing or downsizing, then verify details with BCPA once you file.
