Buying a home on the Space Coast comes with one easy way to reduce your annual property taxes. If Indian Harbour Beach is your primary residence, Florida’s homestead exemption can lower your taxable value and help protect you from big jumps in assessed value over time. Many homeowners miss out because they do not know the January 1 residency test or the March 1 filing deadline. In this guide, you’ll learn who qualifies, how much you can save, exactly when and how to file in Brevard County, and how to keep your benefit when you move within Florida. Let’s dive in.
What the homestead exemption does
Florida’s homestead exemption reduces the taxable assessed value of your primary residence, which lowers your yearly property tax bill. The standard benefit is up to $50,000 off your assessed value. The first $25,000 applies to all property taxes, including school taxes, and the second $25,000 applies to assessed value between $50,000 and $75,000 and does not apply to school district taxes. Once your homestead is approved, the Save Our Homes assessment cap also limits how much your assessed value can increase each year.
Who qualifies in Brevard County
You must own the property and occupy it as your permanent residence. The key date is January 1 of the tax year. You must be a natural person, not a corporation or other entity. Co-owners can each qualify for their share if they meet the requirements.
Two dates that matter in Brevard
- January 1: You must own and occupy the property as your permanent residence on this date to claim the exemption for that tax year.
- March 1: You must file your application with the Brevard County Property Appraiser by this date for the exemption to apply that year.
If you owned and lived in your Indian Harbour Beach home on January 1, file by March 1. If you closed after January 1, plan to file the following year after you meet the January 1 test.
How to file in Brevard County
You file with the Brevard County Property Appraiser. Filing options typically include online, by mail, or in person. Check the Property Appraiser’s official website for the current application methods, forms, and any appointment requirements. The process is straightforward when you have your documents ready.
Step-by-step filing
- Confirm eligibility. Make sure the home was your permanent residence on January 1.
- Gather documents. Have proof of ownership and Florida residency ready before you start.
- Complete the application. Submit through the Property Appraiser’s accepted method by March 1.
- Watch for confirmation. Keep your approval notice with your records.
- Maintain your homestead. Notify the Property Appraiser if your residency or ownership changes.
Document checklist
- Proof of ownership: recorded deed or settlement statement showing you as owner.
- Proof of Florida residency with your property address: Florida driver’s license or Florida ID card.
- Social Security numbers for each owner applying.
- If your ID does not yet show the correct address: you may be asked for voter registration, vehicle registration, or recent utility bills.
- If applying for special exemptions: bring proof for senior, disability, veteran, or surviving spouse benefits as required.
Document requirements can vary. Always check the Brevard County Property Appraiser’s official checklist before you file.
Save Our Homes and portability
Once you have homestead, Florida’s Save Our Homes (SOH) assessment limitation caps annual increases in your assessed value. The cap is historically the lesser of 3 percent or the percentage change in the Consumer Price Index. This helps protect you during years when market values rise quickly.
If you move within Florida, you may be able to transfer, or “port,” some or all of your SOH benefit to your new Florida homestead. You generally request portability when you apply for homestead on the new property. Rules and timelines can differ, so confirm details with the Property Appraiser when you plan a move.
Common Space Coast scenarios
- Closing in late December: If you take ownership and move in before January 1, you can file by March 1 for that same tax year.
- Closing in February: You will not qualify for that tax year. Mark your calendar to file the next year after meeting the January 1 test.
- New to Florida: Establish residency, update your Florida driver’s license or ID to your Indian Harbour Beach address, consider registering to vote and updating vehicle registration, then file by March 1 after the January 1 residency date.
- Co-ownership or trusts: Some trust arrangements can qualify, but rules are specific. Contact the Property Appraiser or an attorney for guidance on complex title situations.
- Missed the deadline: Timely filing is required. Ask the Brevard County Property Appraiser about any late-filing remedies or statutory exceptions.
Do you need to reapply each year?
Once approved, your homestead exemption typically remains in place as long as the home stays your primary residence and ownership does not change. You do not usually need to reapply annually. You must notify the Property Appraiser if you sell, move, change residency, or otherwise no longer qualify. False or improper claims can result in penalties and back taxes.
Quick reference checklist
- Eligibility: You own and occupy the home as your primary residence on January 1.
- Documents: Deed or settlement statement, Florida driver’s license or ID with the property address, Social Security numbers, and any special exemption proof.
- Deadline: Apply with the Brevard County Property Appraiser by March 1.
- Where to file: Use the Property Appraiser’s official application methods (online, mail, or in person) as currently offered.
- After approval: Watch for the SOH cap benefit and consider portability if you move within Florida.
How your local agent can help
A proactive agent keeps you ahead of deadlines and paperwork. Here is how I support you as a Space Coast homeowner:
- Timeline coaching: I explain the January 1 test and make sure you know the March 1 filing deadline based on your closing date.
- Document prep support: I help you gather common documents, confirm your deed is recorded promptly, and point you to the correct county forms.
- Portability guidance: If you are moving within Florida, I help you spot a portability opportunity and remind you to request it when you file.
- Relocation and bilingual support: Whether you are local or moving from out of state, you get clear, friendly communication in English or Spanish.
If you are buying or selling on the barrier island or anywhere on the Space Coast, you deserve a trusted advisor who makes the process smooth and organized. Ready to get started or have questions about your timeline? Connect with Milly Akins for local guidance today.
FAQs
Who qualifies for the Brevard homestead exemption?
- You must be a natural person who owns the property and occupies it as your permanent residence on January 1 of the tax year.
What does the homestead exemption do to my taxes?
- It reduces your assessed value by up to $50,000 and triggers the Save Our Homes cap that limits annual assessment increases.
What documents do I need to file in Brevard?
- Proof of ownership, Florida driver’s license or ID with the property address, Social Security numbers, and any required proof for special exemptions.
What is the March 1 deadline and how does January 1 affect me?
- You must live in the home as your primary residence on January 1 and submit your application by March 1 for that tax year.
Do I have to reapply for homestead every year?
- No. It typically stays in place as long as the property remains your primary residence and ownership does not change. Notify the Property Appraiser if your status changes.
What is Save Our Homes and why does it matter?
- Save Our Homes limits how much your assessed value can increase each year, helping stabilize your property taxes over time.
Can I keep my tax benefit if I move within Florida?
- Possibly. You may be able to transfer, or port, your Save Our Homes benefit to a new Florida homestead when you apply on the new property.
Are there extra exemptions for seniors, disabled persons, veterans, or surviving spouses?
- Yes. Florida offers additional exemptions that require separate filings and documentation. Check current rules and proofs with the Property Appraiser.
What if I miss the March 1 homestead deadline in Brevard?
- Timely filing is required. Contact the Brevard County Property Appraiser to ask about late-filing options or any statutory exceptions that may apply.
