Buying a home in Orlando and wondering how to lower your property tax bill? If you plan to live in the home, the Florida homestead exemption can unlock real savings and protect you from big assessment jumps over time. Many first-time owners miss the deadline or are unsure what to file, which can cost money. This guide explains who qualifies, how the exemption works with Save Our Homes and portability, and exactly how to file in Orange County. Let’s dive in.
What the homestead exemption does
The homestead exemption reduces the assessed value of your primary residence for property tax purposes. In Florida, it can lower your taxable value by up to $50,000. The first $25,000 applies to all taxing authorities, and the second up-to-$25,000 applies to non-school taxes only.
For a clear overview of how the exemption is structured statewide, review the Florida Department of Revenue’s summary of property tax exemptions. It outlines the two-tier $50,000 benefit and how it applies to your tax bill.
- Learn more on the Florida Department of Revenue’s property tax exemptions page.
Who qualifies in Orlando
To qualify in Orange County, you must own the home and establish it as your permanent legal residence. The property must be your primary residence as of January 1 for the tax year you want to claim. You can only claim one homestead exemption per person or married couple.
Both U.S. citizens and eligible non-citizens who establish Florida residency may qualify. If title is held in a revocable trust, you may still qualify if a resident trustee or beneficiary occupies the property. If your situation is complex, contact the Orange County Property Appraiser for guidance.
Key deadlines you cannot miss
Two dates matter most:
- January 1: You must be living in the home as your permanent residence by this date to qualify for that tax year.
- March 1: This is the filing deadline for the homestead exemption and portability for that tax year.
If you buy after January 1, you would file by the next March 1 to receive the exemption for the following tax year. Late filings are generally not approved except in limited cases handled by the property appraiser.
How Save Our Homes helps long term
Once your homestead is approved, the Save Our Homes assessment cap limits how much your assessed value can increase each year. The increase is capped at the lesser of 3 percent or the change in the Consumer Price Index. This slows down taxable value growth during rising markets.
Over time, the difference between market value and the capped assessed value becomes your Save Our Homes benefit. That benefit can be substantial for long-term owners in appreciating neighborhoods.
- Read the Florida Department of Revenue’s Save Our Homes explanation.
Portability when you move within Florida
If you are moving from one Florida homestead to another, portability lets you transfer your accumulated Save Our Homes benefit to the new primary residence. This can reduce the new home’s assessed value and preserve part of your tax savings.
You typically apply for portability when you submit your new homestead application and must meet the March 1 deadline. Specific limits and timing rules apply, so review the state guidance before filing.
- Review portability rules from the Florida Department of Revenue.
Step-by-step: apply in Orange County
You can file online or in person through the Orange County Property Appraiser.
- Confirm eligibility
- You own the property and it was your permanent residence on January 1 of the tax year.
- You have not claimed homestead on another property.
- Gather documents
- Deed or closing statement.
- Florida driver’s license or ID showing the property address. If not updated yet, have other residency proofs like a utility bill, voter registration, or vehicle registration.
- Social Security numbers for applicants if requested on the application.
- If using a trust, have relevant trust documents showing a qualifying trustee or beneficiary who resides there.
- File your application
- Use the Orange County Property Appraiser’s website to access homestead exemption instructions and the online portal. The site provides step-by-step guidance and upload options for your documents.
- Add portability if applicable
- If you had a Florida homestead last year, submit the portability application with your homestead filing. Provide details from your prior homestead and assessed values.
- Watch for confirmation
The property appraiser reviews your submission. If approved, the exemption will apply to that tax year if filed by March 1.
Start on the Orange County Property Appraiser’s official site for instructions and online filing.
Documents checklist for a smooth filing
Use this quick checklist to avoid delays:
- Proof of ownership: recorded deed or closing statement.
- Florida ID or driver’s license with your new address. If not updated, include a utility bill, voter registration, or vehicle registration tied to the property.
- Social Security numbers for applicants if requested on the form.
- Prior Florida homestead info if applying for portability.
- Trust documentation if title is in a revocable trust with you as qualifying trustee or beneficiary.
Tip: Update your driver’s license, voter registration, and vehicle registration to your new address as soon as you move. Filing early gives you time to resolve document issues before March 1.
Example: estimate your property tax savings
Here is a simple illustration of how the exemption and Save Our Homes can impact your bill. Numbers are hypothetical and will vary by neighborhood and year.
- Market value: $350,000
- Assessed value (after Save Our Homes cap): $300,000
- Homestead exemption: $50,000
- Taxable value: $300,000 − $50,000 = $250,000
- If combined local millage is 18 mills (0.018), estimated annual tax: $250,000 × 0.018 = $4,500
- Without the exemption, tax on $300,000 at the same rate would be $5,400. Estimated savings: $900 per year in this scenario.
Actual assessed values and millage rates vary by taxing district. Your savings depend on your property’s final taxable value and your local rates.
Common buyer scenarios in Orlando
I closed in February and moved in. You cannot claim the exemption for that same tax year because you were not living there on January 1. File by March 1 to receive it for the following tax year. If you had a prior Florida homestead, still file portability with your application.
I bought before January 1 but my ID has my old address. You can file. Update your Florida license if possible and include other proofs of residency, such as a current utility bill or voter registration tied to your new address.
Title is in my trust. Many revocable living trusts qualify if the resident trustee or beneficiary occupies the home. Submit trust documents and consult the property appraiser if you are unsure.
We are married with separate residences. Only one homestead is allowed per married couple when both claim the same exemption. For ambiguous cases, contact the property appraiser.
Pro tips to file with confidence
- File early. Do not wait until late February to start your online application.
- Keep digital copies ready. Scan or photograph IDs, the deed or closing statement, and utility bills.
- Apply for portability at the same time. If you had a prior Florida homestead, include the portability request by March 1.
- Save confirmations. Keep your submission receipts and any follow-up emails from the property appraiser.
If you want a second set of eyes on your timeline or documents, reach out. We help Orlando buyers plan their homestead filing during closing so you never miss a deadline.
Ready to buy or just closed on your new place? For local guidance on homestead strategy, neighborhood fit, and a smooth next step, connect with James Tima. We will help you estimate tax impacts, coordinate filing, and settle in with confidence.
FAQs
What is the homestead exemption in Orange County?
- It is a Florida property tax benefit that reduces the taxable value of your primary residence by up to $50,000 and pairs with Save Our Homes to limit assessment increases.
Who qualifies if I bought in February in Orlando?
- You would not qualify for that same tax year because you were not living there on January 1; file by March 1 to receive the exemption for the following tax year.
When is the deadline to file in Orange County?
- March 1 is the filing deadline for the tax year; the home must be your permanent residence on January 1 of that same year.
How does Save Our Homes work for Orlando owners?
- After your homestead is approved, your assessed value can only increase by the lesser of 3 percent or CPI each year, which helps slow tax growth over time.
Can I transfer savings from another Florida county to Orlando?
- Yes, if you qualify for portability, you can transfer your Save Our Homes benefit to your new Orange County homestead when you file by March 1.
What documents do I need for Orange County’s online filing?
- Have your deed or closing statement, Florida ID or driver’s license, proofs of residency if needed, Social Security numbers, and trust documents if title is in a revocable trust.
What if I miss the March 1 deadline in Orlando?
- You generally cannot receive the exemption for that tax year; plan to file for the next year, and contact the property appraiser about any limited late-filing options.
Can a home in a revocable trust qualify for homestead?
- Often yes, if a qualifying trustee or beneficiary lives in the home; submit trust documentation and consult the property appraiser for your specific case.
Where do I apply for homestead in Orange County?
- Start with the Orange County Property Appraiser’s website for instructions and the online application, and use their checklist to upload required documents.
Resources:
- Florida Department of Revenue: Property tax exemptions overview
- Florida Department of Revenue: Save Our Homes
- Florida Department of Revenue: Portability
- Orange County Property Appraiser: Official site
