Homestead Exemption & Portability in Hillsborough

Thinking about moving across Brandon or buying your next home in east Hillsborough? If you already have a Florida homestead, a few smart steps can protect real tax savings when you move. Many homeowners miss out simply because they are unsure how the homestead exemption, Save Our Homes cap, and portability work together. In this guide, you will learn the basics, key deadlines, and what to file so you keep more of your money. Let’s dive in.

Homestead exemption basics

Florida’s homestead exemption reduces the taxable assessed value of your primary residence. Most homeowners qualify for up to a $50,000 exemption on their assessed value when the home is their permanent, primary residence. The first $25,000 generally applies to all property taxes. The additional amount, up to $50,000 total, applies only to non-school taxes and follows statewide rules.

To qualify, you must make the property your primary and permanent home under Florida law. In Hillsborough County, you apply with the Property Appraiser. The common filing deadline is March 1 for the tax year you want the exemption.

Save Our Homes cap

Save Our Homes, often called SOH, limits how fast your assessed value can go up on a homesteaded property. Each year, the assessed value can increase by no more than the lesser of 3 percent or the change in the Consumer Price Index. Over time, this can create a gap between your market value and your capped assessed value.

That gap is your SOH benefit or assessment differential. It is what helps long-time owners keep property taxes more predictable. When you move to another Florida homestead, portability lets you take some or all of that benefit with you.

How portability works

Portability allows you to transfer your SOH benefit from one Florida homestead to a new Florida homestead. It protects you from losing years of SOH savings just because you moved. Portability only works within Florida and does not replace the homestead exemption. You still must qualify for homestead at your new property before the benefit can be applied.

If you are moving from Brandon to another home in Hillsborough or to a different Florida county, you can generally transfer the assessment difference if you apply correctly and on time. When you buy and sell in the same tax year, filing portability with your new homestead application helps preserve savings that would otherwise disappear.

Portability example

Here is a simple illustration to show the concept. Suppose your prior homestead had a market value of $400,000 and an assessed value of $300,000. Your SOH benefit is $100,000. If your new homestead has a market value of $450,000 and you can transfer the full $100,000, the new assessed value may be reduced by up to $100,000, subject to limits and how the Property Appraiser calculates the final value. The actual tax savings depend on your local millage rates and which taxes the exemptions apply to.

Deadlines and timing

For Hillsborough County, the commonly used deadline to apply for homestead is March 1 of the tax year. In practice, you request portability when you file for homestead on your new residence. Many property appraisers expect the portability claim by the same March 1 deadline.

If you closed late in the year or missed a deadline, reach out to the Property Appraiser to confirm what late or retroactive options exist and what documentation they require. Processes can vary, so it is best to confirm current instructions before you file.

Required documents

When you apply for homestead and portability, be prepared to provide:

• Proof of ownership, such as a deed or closing statement.
• Proof of Florida residency and intent to make the home your primary residence. Common items include a Florida driver’s license or ID card with the property address, vehicle registration at that address, voter registration, or a Declaration of Domicile.
• Social Security numbers for owners, often the last four digits.
• If claiming portability, details about your previous homestead, such as the address, the county, the date you gave up that homestead, and documents showing the prior assessed and market values if requested.
• Proof of your occupancy or move-in date, such as a closing statement.

Common Brandon situations

• You sell your Brandon homestead and buy another Hillsborough home in the same year. Apply for homestead on the new property and request portability at the same time by March 1.
• You are moving from another Florida county into Brandon or east Hillsborough. You can generally port your SOH benefit to your Hillsborough home. File the portability claim with your new homestead application.
• You are downsizing or upsizing. Portability can work regardless of price point. The amount you transfer is limited to your SOH benefit and other statutory caps.

Avoid these pitfalls

• Missing the March 1 deadline. Late filing can cause you to lose the exemption for that year or require stricter late procedures.
• Not updating your identification and registrations. Inconsistent addresses on your Florida driver’s license, vehicle registration, or voter registration can slow or jeopardize approval.
• Assuming portability is automatic. You normally must file the portability claim and provide supporting documents.
• Confusing exemption terms. Homestead exemption that reduces assessed value is different from other homestead protections in Florida law.
• Trying to port from a non-homestead. You can only transfer the benefit from a prior Florida homestead that had SOH protection.

Quick homeowner checklist

• Confirm this home is your primary, permanent residence.
• Update your Florida driver’s license and vehicle registration to the property address.
• Consider updating your voter registration to the new address.
• Gather your deed and closing documents. Note your move-in date.
• If moving from another Florida homestead, collect a prior tax notice or award letter showing just value and assessed value.
• Apply for homestead and request portability with the Hillsborough County Property Appraiser by March 1.
• Keep copies of every document and any confirmations from the Property Appraiser.

After you file

The Property Appraiser reviews your application, documentation, and eligibility. If you disagree with an assessed value, you have the right to pursue an administrative appeal with the Hillsborough County Value Adjustment Board under the posted procedures. Keep all notices and correspondence in your records in case questions come up later.

Local guidance you can trust

If you are planning a move within Brandon, Valrico, Riverview, or the broader east Hillsborough area, timing your purchase and sale around the homestead and portability rules can make a real difference. Coordinating your close dates, your filings, and your documentation helps protect your SOH benefit and your cash flow. A clear plan is the easiest way to avoid last-minute surprises.

When you are ready to move, connect with a local team that lives and works in these neighborhoods. Our senior-led approach keeps you informed at every step, from valuation to closing day, so you can focus on the home and let the process run smoothly.

Ready to talk through your next step in Brandon or east Hillsborough? Reach out to Carter Company Realtors, Inc. for clear guidance and a plan tailored to your move.

FAQs

What is the Florida homestead exemption for Brandon homeowners?

• It reduces the taxable assessed value of your primary residence by up to $50,000, with the first $25,000 generally applying to all taxes and the additional amount applying to non-school taxes.

How does Save Our Homes limit tax increases?

• The assessed value of a homesteaded property can rise each year by no more than the lesser of 3 percent or the change in the CPI, which can create a tax-saving gap over time.

What is portability when moving within Florida?

• Portability lets you transfer your SOH benefit from your previous Florida homestead to your new Florida homestead, subject to limits and proper filing.

When is the homestead and portability deadline in Hillsborough?

• The common deadline is March 1 of the tax year you want the exemption, and portability is typically requested at the same time on your new homestead application.

What documents do I need for a Hillsborough homestead filing?

• Bring proof of ownership, Florida residency documents with your property address, Social Security numbers for owners, occupancy proof, and prior homestead details if claiming portability.

Can I port my SOH benefit from another Florida county to Brandon?

• Yes, portability works statewide within Florida, so you can transfer the benefit from another Florida county when you apply for homestead in Hillsborough.

Does the full $50,000 exemption apply to school taxes?

• No. The first $25,000 generally applies to all property taxes, while the additional exemption applies only to non-school taxes.

What if I disagree with my assessed value after filing?

• You can pursue an administrative appeal through the Hillsborough County Value Adjustment Board under published procedures and deadlines.