Homestead Exemption Basics for Delray Beach Homeowners

Buying or settling into a home in Delray Beach? One of the smartest next steps is understanding Florida’s homestead exemption. It can lower your taxable value and help keep future assessment increases in check. If you want to protect your budget and plan ahead, knowing the deadlines, documents, and local process in Palm Beach County is essential. This guide breaks it down in plain English so you can apply with confidence. Let’s dive in.

What the homestead exemption is

Florida’s homestead exemption is a property tax benefit for your permanent residence. It reduces your home’s taxable assessed value and adds an assessment growth limit called Save Our Homes. Together, these can lower what you pay now and help stabilize increases later.

How much it can save

Florida’s exemption can reduce assessed value by up to $50,000 when you qualify.

• The first $25,000 applies to all taxing authorities, including school taxes.
• The second up to $25,000 applies only to non-school taxes and only to the portion of assessed value between $50,000 and $75,000.

Simple tax example

Assessed value: $300,000 and you receive the full $50,000 exemption.

• For non-school taxes: taxable value is $300,000 minus $50,000 = $250,000.
• For school taxes: taxable value is $300,000 minus $25,000 = $275,000.

Your exact savings depend on local millage rates. The key is that the exemption lowers the value your taxes are based on.

Save Our Homes assessment cap

The Save Our Homes cap limits the annual increase in your homesteaded assessed value to the lesser of 3% or the change in CPI. If market values jump, this cap helps prevent your assessed value from rising as fast. Taxes can still change based on millage rates or if your assessed value increases within the cap, but Save Our Homes can meaningfully soften the impact.

Who qualifies in Palm Beach County

To qualify for a homestead exemption in Delray Beach, you generally must:

• Own the property as of January 1 of the tax year.
• Occupy it as your permanent legal residence as of January 1.
• Provide the documentation required by the Property Appraiser, such as Social Security numbers for owners and proof of Florida residency.

Common proof of residency

Counties typically accept items like a Florida driver’s license with your home’s address, Florida vehicle registration, voter registration, a recorded deed, utility bills, or a declaration of domicile. For the current Palm Beach County list and forms, start with the official Palm Beach County Property Appraiser.

Key dates and the Jan 1 rule

Florida uses a January 1 snapshot date. You must both own and occupy your home on January 1 to qualify for that year. The application deadline is typically March 1.

• If you close on February 15, you typically would not receive the exemption for that same year. You could apply for the following year.
• If you miss the March 1 deadline, contact the Property Appraiser right away. Some exceptions exist, but late approvals are not automatic.

How to apply in Palm Beach County

You can usually file in person, by mail, or online. Palm Beach County provides the official forms, instructions, and acceptable document lists.

1. Go to the Palm Beach County Property Appraiser.
2. Find the Homestead Exemption section to access the application and checklist.
3. Gather documents such as:
   • Proof of ownership, like a recorded deed or closing statement
   • Proof of Florida residency as of January 1 (driver’s license with your home’s address, vehicle registration, voter registration, declaration of domicile)
   • Social Security numbers for owners
4. Submit the application by March 1.

Tip: If you plan to claim portability, you will file a separate portability application along with your homestead filing.

Portability when you move

If you are moving within Florida, portability lets you transfer some or all of your accumulated Save Our Homes benefit to your new homestead. This can reduce the initial assessed value on your new Delray Beach home.

• You must apply for portability separately, in addition to your homestead application.
• You will provide information about your prior Florida homestead.
• Timelines and documents are set by the county, so confirm steps with the Palm Beach County Property Appraiser.

Related exemptions to consider

Depending on your situation, additional exemptions may be available. Examples include:

• Low-income senior exemptions for qualifying owners 65 and older
• Exemptions for certain disabled persons and disabled veterans, including some full exemptions for totally and permanently disabled veterans and their surviving spouses
• Widow, widower, and other statutory exemptions

Program details, amounts, and eligibility vary. Review current options with the Property Appraiser and the Florida Department of Revenue.

After you file: TRIM, escrow, and tax bills

Each year, you will receive a TRIM notice that shows your assessed value and proposed taxes. If you believe the assessed value is incorrect, you can petition the Value Adjustment Board by the deadline on the notice. For schedules and contacts, use the county portal at Palm Beach County Government.

If your mortgage includes an escrow account, your servicer may not adjust your monthly escrow right away. Contact your servicer to confirm they received the change. For tax bill timing and payment options, check the Palm Beach County Tax Collector.

Common Delray scenarios

I moved mid-year. Do I qualify now?

You must own and occupy the home on January 1 of the tax year. If you moved in after January 1, you would typically apply for the next year.

I own a seasonal home. Can I claim homestead?

The homestead exemption is for a permanent legal residence. Seasonal or temporary occupancy generally does not qualify.

What if I rent part of my house?

Renting out the property or a portion of it can affect eligibility. In some cases, it can lead to loss of the exemption or changes in how it applies. Confirm your plans with the Property Appraiser before listing the space.

Quick checklist

• Confirm you owned and occupied the property on January 1.
• Gather proof of Florida residency and ownership.
• File your homestead application with Palm Beach County by March 1.
• If you moved within Florida and have an SOH benefit, file the portability application too.
• Review your annual TRIM notice and note appeal deadlines.
• Update your mortgage servicer about escrow changes once your exemption is approved.

Your next step

Set a reminder for the January 1 and March 1 milestones, gather your documents, and apply early. If you are relocating, ask about portability to avoid leaving savings behind. For current forms, accepted documentation, and deadlines, rely on the Palm Beach County Property Appraiser and the Florida Department of Revenue.

If you want a clear plan for timing your purchase, budgeting taxes, and forecasting value in Delray Beach, reach out to The JM Phillips Group. Our valuation-led approach and local expertise help you make confident decisions.

FAQs

Do new Delray Beach owners qualify if they closed after January 1?

• No. You must own and occupy the home as your permanent residence on January 1 to receive the exemption for that year; apply the following year if you closed later.

How do I transfer my Save Our Homes benefit to Delray Beach?

• File a separate portability application with your new homestead application and provide details about your prior Florida homestead to the Palm Beach County Property Appraiser.

Will my taxes still increase with homestead and Save Our Homes?

• Yes, they can; Save Our Homes caps assessed-value growth, but taxes may change if millage rates increase or if your assessed value rises within the cap.

Do I need to reapply for homestead every year?

• No; the exemption automatically renews as long as you continue to qualify, though changes in status or additional exemptions may require new filings.

Can I claim homestead on a part-time or seasonal residence?

• No; the property must be your permanent legal residence as of January 1, and seasonal or temporary use generally does not qualify.

Where do I find forms and deadlines in Palm Beach County?

• Start with the official Palm Beach County Property Appraiser website for forms, document checklists, filing options, and deadline updates.

Who handles tax bills and payment questions?

• The Palm Beach County Tax Collector issues and collects property tax bills; check their site for payment options and timelines.