Thinking about moving to a new home in Boca Raton and worried about losing your property tax savings? You are not alone. Many Palm Beach County homeowners want to keep the tax benefits they earned on their primary home when they buy again. The good news is Florida’s portability rules can help you transfer those savings to your next homestead.
In this guide, you will learn what portability is, who qualifies, how it works in Palm Beach County, key deadlines, and the exact steps to file. You will also see a simple example of the potential tax impact. Let’s dive in.
Portability basics in Palm Beach County
Florida’s homestead exemption lowers the taxable assessed value of your primary home. It also triggers Save Our Homes, which limits how much your assessed value can increase each year. Over time, your assessed value often stays well below market value. The difference is your accumulated Save Our Homes benefit.
Portability lets you transfer some or all of that Save Our Homes benefit from your current Florida homestead to your next Florida homestead. This works even if you move across county lines. In the Boca Raton area, the Palm Beach County Property Appraiser administers both the homestead exemption and portability.
Who qualifies and what transfers
To use portability, you must have had a homestead exemption on your prior primary residence in Florida. You also need to establish your new home as your primary residence and apply for a new homestead exemption there. You can only have one homestead exemption at a time.
What transfers is your Save Our Homes benefit. This is the difference between your prior home’s just value and its assessed value after Save Our Homes. That amount reduces the assessed value of your new homestead for property tax purposes. It does not change your new home’s market value.
Deadlines and timing to know
In Palm Beach County, the critical deadline to apply for both homestead and portability is usually March 1 for the tax year. Aim to file by March 1 in the year after you establish your new homestead. Missing the deadline can limit or delay your benefits.
Timing matters. When you close, when you occupy the property, and when you update your Florida documentation can all affect eligibility. If you buy and sell in the same year, you may still be able to port benefits if you meet the homestead and filing rules. If you are unsure about timing, contact the Palm Beach County Property Appraiser as soon as possible.
Step-by-step: Porting into Boca Raton
Follow this workflow if you are moving within Florida or into the West Palm Beach–Boca Raton–Delray Beach area:
- Establish the new home as your primary residence.
- Move in and make it your primary home.
- Update your Florida driver’s license or state ID, vehicle registration, voter registration, and utilities to the new address.
- Apply for the homestead exemption on your new home.
- File with the Palm Beach County Property Appraiser by March 1 for the applicable tax year.
- Apply for portability.
- Submit the portability application with or alongside your homestead application.
- Provide your prior Florida homestead address and any account numbers that help verify your Save Our Homes benefit.
- Submit documentation.
- Provide proof of new ownership, Florida residency at the new address, and evidence of the prior homestead.
- Watch for your notice.
- The Property Appraiser will calculate the transferable Save Our Homes benefit and apply it to your new assessed value for that tax year.
Documents you will likely need
- Deed or closing statement for the new home.
- Florida driver’s license or state ID showing the new Palm Beach County address.
- Voter registration and vehicle registration with the new address, plus recent utility bills.
- Prior homestead details for the property you are moving from, including the address and any account or parcel numbers.
- Completed homestead and portability application forms as required by the Property Appraiser.
How the tax reduction is calculated
The Property Appraiser follows a simple framework:
- Calculate your prior Save Our Homes benefit. This is prior just value minus prior assessed value after Save Our Homes.
- Determine the just value of your new homestead.
- Apply the transferred benefit to reduce your new assessed value, subject to any legal limits.
- Local millage rates then apply to the new assessed value to produce your tax bill.
Here is a short illustrative example to show the concept:
- Prior homestead just value: $400,000
- Prior assessed value after Save Our Homes: $260,000
- Save Our Homes benefit: $140,000
- New home just value: $600,000
- If the full $140,000 is eligible, the new assessed value may be reduced to about $460,000 before other exemptions.
- If the combined millage rate equals about 2 percent, the annual tax reduction could be about $2,800.
This is for illustration only. Your actual savings depend on your county’s calculation, legal limits, and local millage rates.
Moving across counties vs. within Palm Beach
Portability works statewide. If you are moving from another Florida county to Boca Raton, you can still transfer your Save Our Homes benefit to your new Palm Beach County homestead. You will file your portability application with the Palm Beach County Property Appraiser.
If you are moving within Palm Beach County, the process is similar. The key is to apply for the new homestead and portability by the March 1 deadline and supply complete information on your prior homestead.
Common pitfalls to avoid
- Missing the March 1 filing deadline. This is the most common issue. Put it on your calendar and file early.
- Assuming portability happens automatically. You need to apply for both the new homestead and portability.
- Keeping two homestead exemptions. Florida allows only one primary homestead at a time.
- Not updating state records. Make sure your driver’s license, voter registration, and vehicle registration show your new primary address.
- Overlooking timing. If you buy and sell close together, verify how your dates align with the tax year and filing rules.
Special situations to ask about
- Seasonal or second homes. Portability requires a Florida homestead on both the prior and new properties, so seasonal or second homes that are not your primary residence usually do not qualify.
- Other exemptions. Senior, disability, or veteran exemptions have their own eligibility rules. These do not transfer automatically with portability. Apply separately if you qualify.
- Late filing. Some late filings may be accepted in limited cases, but do not rely on it. Ask the Palm Beach County Property Appraiser about your options as soon as possible.
Your local action plan
To keep your tax savings when you move in the Boca Raton area, act quickly and stay organized. Start your paperwork as soon as you go under contract. Gather your prior homestead records. Update your Florida documentation right after you move. File homestead and portability applications with the Palm Beach County Property Appraiser by March 1.
If you want help aligning your move, closing timeline, and filings, a local real estate advisor can keep you on track. With a boutique, high-touch process designed for South Florida moves, we help clients plan ahead, coordinate documents at closing, and stay mindful of deadlines that protect your bottom line.
Ready to explore your next move in Boca Raton or the West Palm Beach–Boca Raton–Delray Beach corridor and keep your hard-earned tax savings working for you? Reach out to Jamie Moody for a conversation about your goals and a smooth plan from contract to keys.
FAQs
What is Florida homestead portability for Boca Raton buyers?
- It is the ability to transfer the Save Our Homes benefit from your prior Florida homestead to your new Palm Beach County homestead, which can lower your new assessed value.
How do I apply for portability in Palm Beach County?
- File a homestead exemption and a portability application with the Palm Beach County Property Appraiser, ideally by March 1 for the tax year.
Can I port my benefit from another county to Boca Raton?
- Yes. Portability works statewide, so you can transfer a qualifying Save Our Homes benefit from any Florida county to your new homestead in Palm Beach County.
Do I need to sell my current home before I can port?
- You do not need to sell first, but you cannot claim two homestead exemptions at the same time; your new home must be your primary residence when you apply.
What happens if I miss the March 1 deadline?
- Missing the deadline can limit or delay your benefit; late filings may be allowed in limited circumstances, so contact the Property Appraiser right away.
Does portability reduce my purchase price or only my taxes?
- Portability reduces your new home’s assessed value for tax purposes, not its market value or purchase price.
Are second-home or seasonal owners eligible for portability?
- Generally no; portability requires a Florida homestead on both the prior and the new primary residence.
Do other exemptions transfer with portability?
- No. Exemptions such as senior, disability, or veteran benefits have separate eligibility and application processes.
How much can I port to a higher-priced Boca Raton home?
- The transferable amount is based on your prior Save Our Homes benefit and is subject to legal limits; verify current limits with the Property Appraiser.
Can I port if I buy and sell in the same year in Palm Beach County?
- Often yes, if you had homestead on the prior property and properly establish and file for homestead on the new home within the required timeline; check specifics with the Property Appraiser.
