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Frequently Asked Questions |
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Amendment 10 "Save Our Homes" Questions
Where do I file for Homestead Exemption? All persons seeking homestead exemption must complete an original application (Form DR-501). The application must be signed and filed in person. Applications may be filed at any of the Monroe County Property Appraisers offices which are located at:
If you have any questions, please contact the office nearest you. When can I file for Homestead Exemption? The normal filing time for homestead exemption begins on January 1 and lasts through March 1. All exemption applications for that year must be filed by March 1. Failure to apply on or before March 1, according to law, is a waiver of the exemption privilege for that year. Can I pre-file my Homestead Exemption, and if so, when? If you have purchased, constructed or moved to a new or existing residence, you may file a Homestead Exemption application for the next calendar year. These applications may be filed after March 1. You must bring the documents to prove ownership & Florida residency as requested on the what to bring page. PLEASE NOTE: These applicants will receive an Automatic Renewal Receipt Card the following January. If there is any change in the use of the property or the applicants status as a resident, the card must be filled out and returned. Otherwise the renewal will be automatic. You may Pre-File for Homestead for the next calendar year from March 2nd through December 31st. Can I file for Homestead Exemption if I own a Mobile Home? Mobile home owners may qualify if you own the land under your mobile home and your mobile home is titled in identical names as the land ownership. You may declare it to be a permanent structure and make a one-time purchase of an RP tag for this unit. Therefore, the unit will be included on the real estate tax roll and no further license tag fee is required. Do I have to File a Homestead Exemption every year? If there is NO change of residency or ownership on that property currently receiving exemptions, this office will automatically renew the same exemptions for the upcoming year. Can I transfer my Exemption from one property to another? Homestead Exemption does not transfer from property to property, or from county to county. If you had the exemption in the previous year and moved to another property, you must file an application for the new (current) residence. You must also notify the Property Appraiser to cancel the exemptions on your former home. If you bought property during the previous year, the tax bill for that year may show the previous owners exemption. Is there any appeal if I miss the deadline for filing? Yes. You must file an appeal with the Value Adjustment Board and a late application for homestead exemption at the property appraiser's office in person*. The deadline for filing is set by law -- on or before the 25th day following the mailing of the notice of proposed property taxes (T.R.I.M. notice). This date usually falls in early September. You may call our office to confirm the deadline date. Approval or denial of the late application is determined by the Value Adjustment Board. This panel will hear your reasons for not filing in a timely manner and make a determination whether or not your application can be approved for that tax year. *There is a filing fee associated with the appeal. What if the Property is in a Trust? For the purpose of homestead exemption, if the property is to be held in a Trust, the possessory right in the real property is set forth in 196.041 (2) Florida Statute will be required to be in a written instrument granting a beneficial interest for life which must be furnished to this office. The items below must reflect the legal description of the property on which you reside. This can be accomplished by:
Do I have to be a citizen to qualify? Citizenship is not required to file for homestead exemption. An applicant who is not a U.S. citizen must present a resident alien card (green card) when they apply. What is the "Save our Homes" Amendment? Florida voters in 1992 approved Constitutional Amendment 10, known as the “Save Our Homes” Amendment. The amendment, which affects homestead exempt property only, limits the yearly assessed or taxable value increases to no more than 3 percent of the prior year’s assessment or the percentage change in Consumer Price Index, whichever is less. This amendment, prevents drastic changes in the taxable value of homesteaded property. The amendment’s limits become effective in the year following the exemption approval and apply as long as you continue to own and reside on the property as your permanent homestead. If you sell or transfer title to your property, it will be assessed at market or just value. (Transactions between husband and wife do not negate the amendment’s benefits.) If you make changes, additions or improvements to property receiving the homestead exemption, the changes will be assessed at market value even though the amendment continues to apply to the original assessment. While the amendment does not deal with millage rate changes, the homesteaded property owner is protected against abruptly rising values in an active rising real estate market. How does the amendment limitation apply? Real property shall be assessed at full market value (just value) as of January 1 of the year in which the property first receives the homestead exemption. The following year the property is reassessed and any changes from the prior year's assessed value is not to exceed the lesser of 3% of that prior year assessed value or the Consumer Price Index percentage change, (except capital improvements, additions or improvements). The year following the granting of homestead exemption, the property is subject to the limitation. What about any changes, additions or improvements to the homestead property? New construction or additions shall be assessed at full market value as of the first January 1 after the changes are substantially completed. In these circumstances, it is possible that the assessed value may exceed the amendment limitations. However; after the first year that the changes are assessed at full market value, they are also subject to the amendment limitations. What properties are not subject to the limitation? Residences without homestead, non-residential property, vacant land, tangible personal property, commercial property, and agricultural property are not eligible for the amendment limitation. Why would my assessment increase when my market value stayed the same? This is probably due to the "recapture" rule. In 1995, the Department of Revenue adopted a rule, approved by the Governor and Cabinet, directing property appraisers to raise the assessed value of a qualifying homestead property by the maximum of 3% or the Consumer Price Index, whichever is less, on all properties assessed at less than full market value (just value). What happens if a property is sold or conveyed to a new owner? Once the property has been conveyed to the new owner (and the homestead exemption is interrupted), it is raised to full market value (just value) January 1 of the following year. The new owner must qualify and apply to receive homestead exemption. Even if the property received a homestead exemption under the previous owner, the limitation, just like the exemption, expires January 1 of the year following a change of ownership. |