Save Our Homes
Portability Calculator
Most Florida homeowners are sitting on tens of thousands in protected value — and lose it when they move. See your number in 10 seconds.
Updated June 2026 · Official county data
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This calculator provides estimates only and does not constitute tax or legal advice. Results may vary based on individual circumstances. Always verify with your county property appraiser before making decisions.
Key numbers you need to know
Save Our Homes portability lets you transfer your tax savings when moving within Florida. Here's the impact.
Understanding Save Our Homes Portability
Transfer up to $500,000 in tax savings when you move within Florida—one of the state's most valuable yet underutilized benefits.
Key Facts at a Glance
Maria thought she'd lost her valuable property tax savings forever when she decided to downsize from her family home to a retirement condo. After 20 years in the same house, her Save Our Homes benefit had grown to $180,000—worth over $3,600 in annual tax savings. Between capital gains considerations and property tax implications, selling seemed financially risky. What she didn't know was that Florida law allows homeowners to take these savings with them.
Save Our Homes Portability is one of Florida's most valuable—yet underutilized—property tax benefits. Since 2008, homeowners can transfer their accumulated tax assessment savings when moving to a new homestead property within Florida. The result? Thousands of dollars in annual tax savings that would otherwise be lost forever.
What is Save Our Homes Portability?
Save Our Homes Portability allows you to transfer the accumulated assessment difference from your current homestead property to a new homestead property when you move within Florida. This assessment difference—the gap between your property's market value and its capped assessed value—represents years of tax savings that you can now take with you.
Portability in Action
Your Current Home
After 10+ Years of Ownership
Without Portability
With Portability
You saveWhy Your Savings Grow Every Year
Your assessed value is capped at 3% growth, but market values typically rise faster. The widening gap means bigger savings each year:
*Assumes 5% annual market growth, 3% assessment cap, 2% tax rate
Who Qualifies for Portability?
Not every homeowner can use portability, but the requirements are straightforward according to the Florida Department of Revenue. You must meet all of these criteria:
Eligibility
- Valid homestead exemption on previous property
- Establishing new homestead on new property
- At least one owner from previous homestead owns the new one
- Both properties are primary residences
Deadlines
- Establish new homestead within 3 tax years
- Apply for portability by March 1
- File Form DR-501T with your county appraiser
Common Misconceptions
Many Florida homeowners miss out on portability because of these myths:
"It's automatic if you move within the same county"
Portability requires a separate application (Form DR-501T) even within the same county. It's never automatic.
"I can only transfer if I'm upsizing"
Portability works for upsizing, downsizing, and lateral moves. The calculation method differs, but you can transfer benefits in all scenarios.
"I have unlimited time to apply"
You have strict deadlines: establish homestead within 3 tax years and apply by March 1. Missing these deadlines means losing the benefit forever.
Why Portability Matters to You
Without portability, moving to a new home means starting over with your property tax assessment. Your new home gets assessed at full market value, and you lose years of accumulated Save Our Homes protection. For many long-term Florida homeowners, this can mean doubling or tripling their property tax bill overnight.
With portability, you preserve your investment in Florida's tax-friendly homestead system. Whether you're a senior downsizing for retirement or a growing family needing more space, portability ensures your move doesn't come with a devastating tax penalty.
Application Process & Critical Deadlines
The difference between saving thousands and losing everything comes down to understanding two critical dates.
Robert and Sarah Thompson calculated their $95,000 Save Our Homes benefit perfectly. But when their first tax bill arrived—full market value, no portability benefit.
The problem? They filed Form DR-501T by March 1st, but moved in February 15th. Florida requires you to be living in your new home by January 1st.
Calculate Your DeadlinePhysical Residency by January 1st
You must be actually living in your new home as your primary residence by January 1st of the tax year you want benefits
Application Filed by March 1st
Form DR-501T and homestead application must be submitted to your county property appraiser—no exceptions
3-Year Transfer Window
Florida voters expanded the portability window to three tax years in 2021. According to Florida Statute 193.155, you must establish your new homestead within three tax years.
Step-by-Step Application Process
The portability application involves two simultaneous applications: establishing your new homestead exemption and transferring your Save Our Homes benefit.
Establish Physical Residency
Before you can apply, you must be physically living in your new home as your primary residence with documentation like utility bills, voter registration, or driver's license updates.
- Florida driver's license with new address
- Voter registration at new address
- Utility bills showing occupancy
Gather Required Documents
- Last TRIM notice
- Property deed or closing documents
- Years you claimed homestead
- Property deed or purchase contract
- Proof of occupancy by Jan 1
- Property ID number (PIN)
Complete Form DR-501T
Form DR-501T is the official state form for portability applications. Double-check property identification numbers and ownership details.
Submit to Your NEW County
Submit both Form DR-501 (homestead) and DR-501T (portability) to your new county's property appraiser. Most counties offer online filing.
Follow Up & Verify
Your portability benefit will appear on your TRIM notice in August. If you don't see it or disagree with the amount, contact your property appraiser immediately or file an appeal.
What If You Miss the March 1st Deadline?
Understanding the consequences
-
You lose benefits for that entire tax year
-
Your home gets assessed at full market value
-
Some counties allow late filing until 25 days after TRIM notice mailing (around September)
-
Late filing requires demonstrating "extraordinary circumstances" to the Value Adjustment Board
Typical cost: $1,500-$4,000
Lost tax savings that can never be recovered
County-Specific Considerations
While the state requirements are uniform, individual counties may have different processes, forms, or processing times. Major counties like Miami-Dade offer comprehensive online portability systems, while smaller counties may require paper applications. Keep in mind that tax rates vary significantly by county, which affects how much your portability benefit saves you.
Regardless of county size, the fundamental requirements remain the same: establish residency by January 1st and file applications by March 1st. When in doubt, contact your new county's property appraiser office directly for guidance on their specific procedures.
When to Handle It Yourself vs. Hire Help
Most Florida homeowners can successfully handle their own portability applications, especially for straightforward moves within the state. However, certain situations benefit from professional assistance.
Good for DIY
- Simple ownership (single or joint owners)
- Clear residency timeline
- Comfortable with online forms
- All documentation readily available
Consider Professional Help
- Complex ownership (trusts, LLCs)
- Life estates or Lady Bird Deeds
- Divorce or inheritance involved
- SOH benefit exceeds $250,000
For complex situations involving trusts, divorces, or unusual ownership structures, consider consulting a property tax attorney or estate planning professional. Legal fees typically range from $500-$1,500 for portability guidance. Seniors with complex situations may particularly benefit from professional guidance.
Common Situations
Real-world scenarios and how portability applies to each.
Divorce
If you owned jointly, each spouse can typically transfer half the portable amount to their new home. If only one spouse was on the title, that spouse gets the full benefit. Learn about deed changes.
Inherited Property
Surviving spouses can often retain SOH benefits through special provisions. Other heirs typically cannot port the deceased's benefit to a different property. See inherited home guide.
Buying Before Selling
You can port your benefit even if you buy your new home before selling the old one, as long as you establish homestead on the new property and file by March 1st.
Condos & Manufactured Homes
Portability works for any property type that qualifies for homestead exemption, including condos, townhomes, and manufactured homes on owned land.
History of Save Our Homes
Understanding why Florida created this unique protection helps you appreciate its value.
The Crisis That Created Save Our Homes (1992)
In the early 1990s, Florida homeowners faced a devastating crisis. Property values were skyrocketing 15-25% annually in many areas, causing property tax bills to double or triple within just a few years. Seniors on fixed incomes and working families found themselves literally taxed out of homes they'd owned for decades.
The 1990s Property Tax Crisis
The grassroots movement for tax protection culminated in November 1992 when Florida voters overwhelmingly approved Amendment 10, creating constitutional protection that became effective January 1, 1995.
How the 3% Cap Actually Works
Save Our Homes caps annual assessment increases for homestead properties at the lower of 3% of the prior year's assessed value or the Consumer Price Index (CPI). This "whichever is lower" provision is crucial—many homeowners assume it's always 3%, but CPI has been the limiting factor in several years.
When CPI Was Lower
3% Cap Protected You
The Recapture Rule in Action
How Save Our Homes benefits accumulate during market appreciation and adjust during market declines
The Market Value Ceiling: What Happens When Prices Fall
One of the most misunderstood aspects of Save Our Homes is what happens during market downturns. According to Florida law, assessed value cannot exceed market value—ever. When property values decline, assessments must immediately fall to match the lower market value.
Real Example: 2008 Financial Crisis Impact
Benefits were lost during crash but rebuilt as market recovered with 3% cap protection
Homestead vs. Non-Homestead: Florida's Two-Tier System
Florida's constitution creates dramatically different treatment for primary residences versus investment properties, reflecting the state's policy priority of protecting homeowners over investors.
Homestead Properties
- Assessment Cap: 3% or CPI (whichever is lower)
- Exemptions: $50,000+ in tax exemptions
- Portability: Transfer benefits when moving
- Additional: Senior, veteran, widow exemptions
Non-Homestead Properties
- Assessment Cap: 10% annual maximum
- Exemptions: None (pay on full value)
- Portability: Not available
- Includes: Rentals, vacation homes, commercial
Why Portability Was Added (2008)
By the mid-2000s, Save Our Homes had created an unintended consequence: it was preventing homeowners from moving. Families who had outgrown their homes or retirees wanting to downsize faced losing their valuable tax benefits if they moved—creating a "mobility penalty" that trapped people in unsuitable housing.
Portability Timeline:
The Power of Compound Protection
The true power of Save Our Homes emerges over time. A homeowner who established homestead in 1995 has potentially accumulated hundreds of thousands of dollars in assessment protection—creating a valuable financial asset that portability now allows you to preserve when moving.
30-Year Homeowner Example: Naples Resident
| Year | Market Value | Assessed Value | SOH Benefit |
|---|---|---|---|
| 1995 | $185,000 | $185,000 | $0 |
| 2005 | $425,000 | $250,000 | $175,000 |
| 2015 | $650,000 | $335,000 | $315,000 |
| 2026 | $1,200,000 | $450,000 | $750,000* |
*Limited to $500,000 for portability transfer
Frequently Asked Questions
Quick answers to common portability questions.
What's the deadline to transfer my Save Our Homes benefits?
What forms do I need for portability?
What if I'm downsizing to a cheaper home?
Can I transfer portability after a divorce?
Does portability work for condos and townhomes?
Is there a fee to file for portability?
Need help with portability?
Our Florida team can guide you through the process.
