Thinking about a move to The Falls and worried about losing valuable property tax savings? You are not alone. Many Miami homeowners are unsure how Homestead, Save Our Homes, and portability work when they sell and buy again nearby. This guide breaks it down in plain language so you know what to do, when to file, and how to keep your benefits when you move within Miami‑Dade. Let’s dive in.
Homestead and SOH basics
Homestead exemption recognizes your Florida primary residence and unlocks the Save Our Homes cap, which limits how much your assessed value can rise each year. Over time, that cap often creates a gap between your market value and your lower assessed value. That gap is sometimes called your Save Our Homes assessment difference.
Portability lets you carry some or all of that assessment difference to your next Florida homestead. You apply the benefit to the new property’s assessed value, which can lower your property tax bill. In The Falls, you handle filings with the Miami‑Dade County Property Appraiser.
Portability in Miami‑Dade
Portability is a statewide benefit, but you always file in the county where your new homestead is located. If you are moving into or within The Falls, file your homestead application and your portability claim with the Miami‑Dade County Property Appraiser. Start at the Miami‑Dade Property Appraiser’s website for the homestead and portability pages, filing portal, and contact details. You can also review statewide guidance and forms on the Florida Department of Revenue site.
Who qualifies to transfer the SOH benefit
You can pursue portability if you meet these basics:
- You had a Florida homestead exemption on your prior home. That means the Save Our Homes cap was in place on that property.
- Your new property will be your permanent, primary residence and eligible for homestead.
- You file your portability claim with the property appraiser in the county of the new homestead, which is Miami‑Dade for The Falls.
- You meet the residency, ownership, and documentation requirements that Miami‑Dade uses to approve homestead exemption.
If you are moving within Miami‑Dade, the same rules apply. You still need to establish the new homestead and file for portability in Miami‑Dade to carry your benefit forward.
Deadlines you cannot miss
Two timing rules matter most.
- Homestead filing deadline: March 1 for the tax year. Apply for homestead exemption by March 1 with Miami‑Dade to have it counted for that year.
- Portability three‑year window: You generally have up to three years after leaving your prior homestead to establish a new Florida homestead and claim portability. The sooner you file, the sooner the benefit can apply.
How the timing works
- If you move and establish your new homestead this calendar year, file your homestead application and portability claim by March 1 of next year.
- If you moved earlier and are claiming portability later, you may still qualify if you are within three years of leaving your prior homestead. Contact the Miami‑Dade Property Appraiser to confirm what documents are needed based on your dates.
Always verify your specific timeline and requirements with Miami‑Dade, since counties set their own administrative procedures. Start at the Miami‑Dade Property Appraiser site for the most current instructions.
How your portable amount is calculated
Your portable amount is the difference between your prior property’s market value and its assessed value under Save Our Homes. Miami‑Dade calculates the exact amount that can transfer and then applies it to reduce the assessed value of your new homestead. You do not need to compute your final tax savings yourself.
Keep in mind that Florida law includes limitations and procedural rules for portability amounts. For current limits and detailed rules, review state guidance on the Florida Department of Revenue site and confirm with the Miami‑Dade Property Appraiser.
If you did not have a homestead exemption on your prior Florida home, there is no Save Our Homes benefit to transfer. If too much time passed after you left your prior homestead, portability may not be available.
Filing in Miami‑Dade: step by step
- Confirm your dates
- Note when you left your prior homestead and when you will occupy your new home as your permanent residence. These dates help determine your eligibility and filing year.
- Gather your documents
- Proof of ownership for the new home, such as a recorded deed or closing statement.
- Proof of Florida residency as of January 1 for the tax year you are filing, such as a Florida driver license with your new address, vehicle registration, voter registration, and recent utility bills.
- Proof that you sold or abandoned the prior Florida homestead, such as a closing statement or recorded deed, if requested.
- Photo ID and Social Security number, or last four digits, for each owner applying.
- Any prior homestead account records if you have them.
- File homestead and portability together
- Respond to any follow‑ups
- The Property Appraiser may request more documentation or contact your prior county to verify your prior homestead benefit. Provide any requested documents promptly.
- Watch for confirmation
- Miami‑Dade will determine your portable assessment difference and apply it to your new homestead’s assessed value if approved.
The Falls specifics to consider
The Falls is in Miami‑Dade County, so your filings go through the Miami‑Dade Property Appraiser. Your final tax savings depend on the millage rates and assessments that apply to your specific property location. Special districts and local assessments can vary within Miami‑Dade, so results are property specific.
Portability lowers assessed value. It does not change millage rates. For the clearest picture of your expected bill, combine your estimated assessed value after portability with the local rates for your property’s taxing authorities.
Common pitfalls to avoid
- Missing March 1. Late filing can delay your exemption until the next tax year and may prevent portability for that year.
- Filing in the wrong county. Always file in Miami‑Dade for a new homestead in The Falls.
- Waiting more than three years after leaving your prior homestead. This can cause you to lose portability eligibility.
- Incomplete documentation. Make sure your Florida ID and registrations reflect your new address and that you can show proof of ownership and, when needed, proof of selling or abandoning your prior homestead.
- Assuming the benefit applies automatically. You must apply for both homestead exemption and portability.
Quick checklist
- Confirm you had a Florida homestead exemption on your prior home.
- Verify your move date and the year you will establish the new homestead.
- Gather documents: deed or closing statement, Florida driver license or ID with new address, vehicle and voter registrations, utility bills, and proof of sale or abandonment of prior homestead if requested.
- File homestead exemption and the portability claim with Miami‑Dade by March 1.
- Follow up with the Miami‑Dade Property Appraiser if you receive requests for more information. Start at the Miami‑Dade Property Appraiser site for instructions.
- For statewide rules and forms, review the Florida Department of Revenue.
Ready to plan your move in The Falls?
You can preserve valuable tax savings when you move, as long as you file on time and submit the right documents. If you are weighing a sale and purchase in The Falls or nearby South Miami communities, get a clear plan for your homestead and portability timeline before you list. A thoughtful sequence can protect your eligibility, help you avoid delays, and give you a realistic view of your tax picture on the next home.
If you want a local, high‑touch strategy for selling and buying in The Falls, our team is happy to help you map the steps and timing around your Homestead and Save Our Homes benefits. Request a Personalized Home Valuation from Unknown Company and start a focused conversation about your goals.
FAQs
What is Save Our Homes in Florida?
- Save Our Homes limits how much your homesteaded property’s assessed value can increase each year, which can create an assessment difference between market and assessed value that you may be able to transfer to a new Florida homestead.
How does portability affect my tax bill in The Falls?
- Portability reduces the assessed value of your new homestead by the verified assessment difference from your prior homestead. Your final tax bill depends on local millage rates and assessments that apply to your specific property location in Miami‑Dade.
What is the March 1 deadline in Miami‑Dade?
- March 1 is the annual deadline to file for homestead exemption for that tax year. File both your homestead application and your portability claim with the Miami‑Dade Property Appraiser by that date to have benefits applied for the immediate year, when eligible.
How long do I have to use portability after selling?
- You generally have up to three years after leaving your prior Florida homestead to establish a new Florida homestead and claim portability. Confirm your dates and requirements with the Miami‑Dade Property Appraiser.
Do I need to apply for portability if I move within Miami‑Dade?
- Yes. Even when you move within the same county, you must establish your new homestead and file a portability claim with the Miami‑Dade Property Appraiser to transfer your Save Our Homes benefit.
Where do I file and what forms do I need?
- File with the Miami‑Dade County Property Appraiser. Start at the official site for homestead and portability resources. For statewide guidance and the current portability application form, visit the Florida Department of Revenue.
