Are you moving to or within Boynton Beach and worried about leaving property tax savings behind? You are not alone. Florida’s homestead rules, the Save Our Homes cap, and portability can feel confusing when you are planning a move. In this guide, you will learn how each piece works, what to file in Palm Beach County, and how to avoid common mistakes that cost money. Let’s dive in.
Homestead basics in Florida
The homestead exemption lowers the taxable value of your primary residence, which can reduce your property tax bill. It is different from Florida’s constitutional protections, and this guide focuses on the tax side only.
To qualify, you must own the property and make it your permanent legal residence by January 1 of the tax year. You generally need to apply by March 1 for that same year. For Boynton Beach addresses, you file with the Palm Beach County Property Appraiser.
Eligibility checklist
- Ownership: deed or recorded instrument that shows you own the home.
- Residency by January 1: Florida driver’s license or ID with the Boynton Beach address, voter registration, vehicle registration, or other documentation that shows Florida residency.
- Apply on time: submit your homestead application to the Palm Beach County Property Appraiser by March 1.
Save Our Homes cap explained
Save Our Homes (SOH) limits how much your assessed value can increase each year while the property is your homestead. The annual increase is capped at the lesser of 3 percent or the change in the Consumer Price Index for the prior year.
Over time, many long-term owners build a gap between market value and assessed value. That gap is the SOH benefit. It helps keep tax increases more predictable while you live in the home.
If you move out
If you stop using the property as your homestead and move your permanent residence, the old property is typically reassessed closer to market value. The SOH cap applies only while the property remains your homestead.
Portability when you move
Portability allows you to transfer the SOH benefit from one Florida homestead to a new Florida homestead. It moves the difference between your prior home’s market value and assessed value to reduce the assessed value on your new homestead.
Portability does not transfer the homestead exemption itself. You must apply for a new homestead on the new home. The amount you can transfer is limited by state rules and by the actual SOH benefit you accrued. A state-level cap applies, so confirm current limits with the Property Appraiser or Florida Department of Revenue before you plan around a specific number.
How to apply for portability
- File in the county where your new homestead is located. For Boynton Beach, that is the Palm Beach County Property Appraiser.
- Most people request portability at the same time they apply for their new homestead.
- If you miss it at first, you can typically still file by the homestead deadline for the applicable tax year. Confirm the current window with the Property Appraiser.
- Bring proof of your prior homestead, such as your prior year tax bill showing homestead status, previous deed or closing statement, and identification.
Boynton Beach filing steps
You will work with the Palm Beach County Property Appraiser for both homestead and portability. Many applicants file online and upload documents. In-person help is available if you prefer.
- Gather documents: deed or closing statement, Florida ID with the Boynton Beach address, voter and vehicle registration, and proof of your prior homestead if transferring portability.
- Establish residency: make the Boynton Beach home your permanent residence by January 1 for the tax year you want the exemption.
- Apply: submit your homestead application and portability request to the Property Appraiser by March 1.
- Follow up: if you are unsure about timing or documents, contact the Property Appraiser for guidance before the deadline.
Deadlines that matter
- January 1 residency: you must establish the new home as your permanent residence by January 1 for the exemption to apply that year.
- March 1 application: the homestead application is generally due by March 1. Portability is typically filed at the same time.
- If you miss a deadline: reach out to the Property Appraiser right away to learn about next steps or late-filing options that may apply.
Common pitfalls to avoid
- Missing March 1: a late application usually means losing the benefit for that tax year.
- Moving in after January 1: a March closing generally qualifies for the next tax year, not the current one.
- Incomplete documents: missing proof of residency or prior homestead often triggers delays or denials.
- Confusing portability with the exemption: portability moves the SOH assessment benefit, not millage rates or local assessments.
- Assuming it is automatic: portability does not transfer on its own. You must file for it.
- Overlooking county procedures: verify current forms and online submission rules with the Palm Beach County Property Appraiser.
Buyer and seller scenarios
Moving to Boynton Beach from another Florida county
You can often bring your SOH benefit with you, subject to caps and your actual accrued benefit. After closing, update your Florida ID and voter registration to your Boynton Beach address. Apply for homestead and portability with the Property Appraiser by March 1.
Moving within Palm Beach County
If you had a homestead in Palm Beach County and you are buying again in Boynton Beach, portability still applies. File homestead and portability with the Property Appraiser for your new address. Keep copies of your prior year tax bill and closing papers to document your previous homestead.
Selling in Boynton Beach and buying elsewhere in Florida
You may transfer your SOH benefit to your new Florida homestead, as long as you meet the timing and filing rules. Apply with the county where the new home is located. Keep your Boynton Beach homestead records to support the portability application.
Investors and second homes
Homestead and SOH apply to your primary residence. Second homes and rentals do not qualify. If you convert a homestead to a rental, expect the assessed value to adjust once homestead status changes.
Quick prep checklist
- Confirm your move-in date aligns with January 1 residency if you want benefits that same tax year.
- Update Florida driver’s license or ID, voter registration, and vehicle registration to the Boynton Beach address.
- Save prior homestead records: last year’s tax bill, closing statement, deed, and any homestead approval letters.
- File homestead and portability with the Palm Beach County Property Appraiser by March 1.
- If anything is unclear, contact the Property Appraiser before the deadline for county-specific guidance.
Final take
The homestead exemption, Save Our Homes cap, and portability can protect your tax position when you make Boynton Beach your home. The key is timing, documentation, and filing with the right office. If you plan early, you can often keep hard-earned tax savings when you move.
Have questions about how these rules fit into your buy or sell timeline in Boynton Beach? Reach out to Unknown Company to talk through your plan, and Request Your Free Home Valuation.
FAQs
What is the Florida homestead deadline in Palm Beach County?
- The homestead application is generally due by March 1 for the tax year, and you must be a permanent resident of the home as of January 1.
How does Save Our Homes affect my Boynton Beach taxes?
- SOH limits annual assessed-value increases on a homestead to the lesser of 3 percent or the CPI change, helping keep your taxable base from jumping quickly.
What does portability transfer when I move?
- Portability transfers the difference between your prior homestead’s market value and assessed value to reduce the assessed value of your new Florida homestead, subject to caps and limits.
Can I apply for portability after filing homestead?
- Yes, most homeowners request portability with the homestead application, but you can typically still file by the homestead deadline for the applicable tax year; confirm with the Property Appraiser.
What documents should I bring for Boynton Beach filing?
- Bring your deed or closing statement, Florida ID and registrations with your Boynton Beach address, and prior homestead proof such as the last tax bill and closing papers from your former homestead.
I closed in March; do I get homestead this year?
- Likely not for that year, since residency must be established by January 1, but you can typically apply for the next tax year and should contact the Property Appraiser for guidance.
Is portability automatic if I sell in Palm Beach County?
- No, portability is not automatic; you must apply with the county property appraiser for your new homestead and provide proof of your prior homestead.
