Owning in Les Jardins comes with big decisions, and property taxes are one of them. If you plan to live in your home as a primary residence or you are thinking about moving within Florida, the Homestead Exemption and Save Our Homes cap can meaningfully reduce your tax bill. In this guide, you will learn what each benefit does, when to file in Palm Beach County, how portability works, and common pitfalls to avoid. Let’s dive in.
Homestead exemption basics
Florida’s homestead exemption reduces the taxable value of your primary residence if you owned and occupied it as of January 1. The standard structure provides a $25,000 exemption on the first $50,000 of assessed value, and an additional exemption applies to value between $50,000 and $75,000, with school tax limits. You must apply with the county property appraiser and show proof of Florida residency and occupancy. See the statutory framework in Florida Statute 196.031.
Save Our Homes cap explained
Once your property is homesteaded, Florida’s Save Our Homes cap limits annual increases in assessed value to the lower of 3 percent or the Consumer Price Index change. Over time, this creates a gap between market value and assessed value that can produce significant savings. The rules and assessment limits are set in Florida Statute 193.155.
What changed for 2025
Voters approved an annual inflation adjustment to the additional homestead exemption that applies to assessed value between $50,000 and $75,000 for non-school taxes. For tax year 2025, counties reported an adjusted amount of $25,722 for that additional exemption, and the figure will be reviewed annually. The first $25,000 exemption did not change, and school taxes are not affected. For details, review county guidance noted in this Amendment 5 overview.
Palm Beach County deadlines and key dates
Palm Beach County’s homestead application deadline is March 1 for the tax year, or the next business day if March 1 falls on a weekend. The county mails TRIM notices in mid August and tax bills in November. Mark these dates on your calendar using the county’s important dates.
How to apply in Palm Beach County
You can apply online or at a service center. Be prepared to show you owned and occupied your Les Jardins home as of January 1.
Required items often include:
- Florida driver’s license or ID with your Les Jardins address
- Florida vehicle registration
- Voter registration card, if applicable
- Social Security numbers for owners
- Recorded deed or title documents
- Trust documentation, if title is held in a qualifying trust
For documentation and guidance, start with the county’s homestead exemption page and the Palm Beach County application portal.
Portability when you move within Florida
Portability lets you transfer some or all of your Save Our Homes benefit to a new Florida homestead, up to a $500,000 assessment difference, subject to calculation rules. This helps you keep part of your tax savings when you move.
- Eligibility window: You must establish your new homestead within three assessment years after abandoning your prior homestead. File the portability application, Form DR‑501T, with your new county, generally by March 1 of the year you want it to apply. Review timing examples in this county portability explainer.
- Estimating your benefit: The transfer amount is the difference between your prior home’s just value and its assessed value, subject to the cap and percentage rules if your new home’s value is lower. Use the Palm Beach County portability calculator to model potential savings.
Common Les Jardins scenarios
Les Jardins homes are often high value, so small changes in assessed value can lead to noticeable tax differences. Here are a few scenarios to consider:
- Selling in Les Jardins and buying elsewhere in Florida. If you have a large Save Our Homes gap, portability can reduce taxable value on the new home. File Form DR‑501 with your new homestead application and add Form DR‑501T for portability by March 1. Watch your TRIM notice in mid August for confirmation.
- Renovations and additions. Substantial improvements can increase just value and will flow into next year’s assessment. Remember that January 1 is the assessment date, so timing matters. See the assessment rules in Florida Statute 193.155.
- Trust ownership. You can still qualify if you hold title in a qualifying trust and meet occupancy criteria. Review documentation needs on the county’s homestead exemption page.
Avoid these pitfalls
- Missing March 1. If you miss the regular deadline, Palm Beach County sometimes offers a limited late‑file window for qualified owners, such as the 2025 window that ran through September 15, 2025. See current late‑file guidance in the county’s news update.
- Inconsistent residency records. Your Florida ID, vehicle registration, and voter record should align with your homestead address. Claiming residency benefits elsewhere can lead to denial.
- Short‑term rentals or part‑time use. Homestead requires that the property is your permanent residence as of January 1. Review local guidance on exemptions and use in the county’s exemptions overview.
- Spousal and ownership changes. Divorce, designated shares, or one spouse remaining in the prior homestead can affect portability. Review the administrative rules for DR‑501T and DR‑501TS in Florida Administrative Code 12D‑8.0065.
Quick owner checklist
- Confirm you owned and occupied your Les Jardins home on January 1 for the relevant tax year. See county important dates.
- Gather documents: Florida ID, vehicle registration, deed, Social Security numbers, and voter card if applicable. If using a trust, collect trust papers showing beneficial ownership. See the homestead exemption guide.
- File by March 1: Submit DR‑501 for homestead and, if applicable, DR‑501T for portability using the county’s application portal.
- Moving within Florida: Collect your prior home’s address or parcel ID, the sale or abandonment date, and last assessed and just values. Model savings with the portability calculator.
- Track your TRIM notice in mid August and tax bill in November, and appeal by the printed deadlines if needed via the Value Adjustment Board.
If you want a clear plan tailored to your home and timing, reach out for a private consultation. As a boutique, founder‑led team with deep Boca Raton expertise, we can help you align your homestead filings, portability strategy, and next move across South Florida. Start the conversation with Noah J. Heller.
FAQs
What is Florida’s homestead exemption and how much can I save?
- Florida provides a $25,000 exemption on the first $50,000 of assessed value and an additional exemption on value between $50,000 and $75,000, with limits for school taxes; see Florida Statute 196.031.
How does Save Our Homes work for Boca Raton homeowners in Les Jardins?
- Once homesteaded, your assessed value can increase only by the lower of 3 percent or CPI each year, which can significantly reduce taxable value over time; see Florida Statute 193.155.
What did Amendment 5 change for 2025 in Palm Beach County?
- The additional homestead exemption for value between $50,000 and $75,000 is now adjusted annually for inflation for non‑school taxes, with counties reporting $25,722 for 2025; see this Amendment 5 overview.
What is portability and how long do I have to use it after selling a Les Jardins home?
- Portability lets you transfer up to $500,000 of your Save Our Homes assessment difference to a new Florida homestead, but you must establish the new homestead within three assessment years; see this portability explainer.
What documents do I need to apply for homestead in Palm Beach County?
- Common items include a Florida ID with your homestead address, vehicle registration, voter card if applicable, deed or title documents, Social Security numbers, and trust papers if title is in a qualifying trust; see the county’s homestead exemption guide.
What if I miss the March 1 homestead deadline in Palm Beach County?
- The county may allow a limited late‑file period for qualified owners, and you can also pursue a Value Adjustment Board appeal; check current dates in the county’s late‑file update.
