Quick answer: Portability lets you move the difference between your Florida homestead's just value and its capped assessed value, up to $500,000, to a new Florida homestead, if you establish the new homestead by January 1 within three years of January 1 of the year you gave up the old one. If the new home is worth as much or more, the whole difference (up to $500,000) comes off its just value; if it is worth less, a proportional share moves (s. 193.155(8)). You file Form DR-501T with your homestead exemption application, Form DR-501, by March 1. The Save Our Homes cap for 2026 was 2.7 percent, based on figures from the Pinellas County and Martin County property appraisers. Your county property appraiser applies these rules and should confirm your numbers before you sell.
If you have homesteaded a home in St. Lucie, Martin or Indian River County for a while, the property appraiser's record may show two numbers: the just value, which is the appraiser's market value, and an assessed value that can be far lower. The gap is your Save Our Homes benefit. Your buyer does not inherit it, because the house is assessed "at just value as of January 1 of the year following a change of ownership" (s. 193.155(3)(a)). Portability is how you keep it.
What is the Save Our Homes cap, and what was it for 2026?
Florida's Constitution limits each year's increase in a homestead's assessment to "the lower of" 3 percent of the prior year's assessment or the percent change in the Consumer Price Index for the preceding calendar year (Art. VII, s. 4(d)(1)), and s. 193.155(1) repeats the limit. For 2026, the Pinellas County Property Appraiser lists the CPI and the cap at 2.7 percent, after 2.9 percent for 2025 and a 3.0 percent cap for 2024, when the CPI was 3.4 percent. The Martin County Property Appraiser says "For 2026, the CPI is 2.7%," which is below 3 percent.
Martin County's 2026 flyer shows a home with a market value of $725,000, an assessed value of $448,456 and a Save Our Homes benefit of $276,544. That benefit is what portability moves.
A house that is not a homestead follows a different rule: for non-homestead residential property with "nine or fewer dwelling units," s. 193.1554 limits increases to "10 percent of the assessed value of the property for the prior year," for non-school levies only.
How does portability work when I sell my homestead?
A person who establishes a new homestead as of January 1, and who had a homestead exemption as of January 1 of any of the three years immediately before, "is entitled to have the new homestead assessed at less than just value" (Art. VII, s. 4(d)(8)a.). Section 193.155(8) supplies the formulas and a $500,000 limit, using the old home's values "as of January 1 of the year in which the prior homestead was abandoned."
Upsizing. If the new home's just value is equal to or greater than the old home's, its assessed value is its just value minus the lesser of $500,000 or the old home's difference between just and assessed value (s. 193.155(8)(a)).
Downsizing. If the new home is worth less, its assessed value is its just value divided by the old home's just value, times the old home's assessed value, raised if needed so the difference does not exceed $500,000 (s. 193.155(8)(b)).
The Martin County Property Appraiser's "PROPERTY OWNERSHIP 101" sheet shows both. These lines are copied from it, arranged in a table; MV is market value and AV is assessed value.
| Martin County example | Previous home | New home |
|---|---|---|
| UPSIZING | MV $400,000 | MV $550,000 |
| (-) AV $300,000 | (-) Available Portability $100,000 | |
| Portability Available $100,000 | AV $450,000 | |
| DOWNSIZING | MV $400,000 | MV $275,000 |
| (-) AV $300,000 | (-) Actual Portability based on calculation $ 68,750 | |
| Portability Available $100,000 | AV $206,250 | |
| PORTABILITY CALCULATION | ($100,000 ÷ $400,000) x $275,000 = $68,750 | |
I checked both against the statute: $550,000 minus $100,000 is $450,000, and $275,000 divided by $400,000, times $300,000, is $206,250.
Two more rules: when two people who each had a homestead combine into one, "the reduction from just value is limited to the higher of the difference" (s. 193.155(8)(c)), and joint owners split the benefit equally, or by the ownership shares stated on the title (s. 193.155(8)(d)).
How long do I have to use portability after I sell?
Three years, counted from January 1 of the year you gave up the old homestead, not from closing. The Department of Revenue's brochure PT-112 (revised August 2024) says "within three years of January 1 of the year you abandoned the old homestead (not three years after the sale)." The Pinellas County Property Appraiser's example: "If you sell your homestead property in any month in 2026, the last qualified homestead exemption date is considered to be January 1, 2026," so "you would have until January 1, 2029 to qualify for a new homestead exemption." The St. Lucie County Property Appraiser says you "must have established a new homestead on or before January 1 within three tax years after abandoning your previous homestead."
January 1 matters because the exemption goes to a person who, "on January 1," holds title and makes the home a permanent residence (s. 196.031(1)(a)). The new home has to be yours, and your permanent residence, on a January 1 inside that window.
The Department of Revenue's PTO 20-11 bulletin (November 24, 2020) says the period "has been increased from two to three years" after voters approved "Constitutional Amendment 5 in the November 3, 2020, general election," and the constitutional text reprinted in 2026 reads three years. When I reviewed it in October 2026, the Indian River County Property Appraiser's portability page still said "within two years of the abandonment of the previous homestead," which conflicts with current law. If Indian River County is part of your plan, confirm with that office.
Which forms do I file, and by when?
Form DR-501T (revised December 2008, effective November 2012) says to "file this form with your property appraiser by March 1," with a copy of your homestead exemption application, Form DR-501, and "Co-applicants transferring from a different homestead must fill out a separate form." The St. Lucie County Property Appraiser says "You should file for Portability at the same time you apply for the new homestead exemption"; its offices are in Fort Pierce and at 250 NW Country Club Drive in Port Saint Lucie, 772-462-1000.
Miss March 1, and s. 193.155(8) lets a person who "fails to file an application by March 1" petition the value adjustment board, with a "nonrefundable fee of $15," by showing "particular extenuating circumstances." You can apply in a later year, but "refunds of tax may not be made for previous years."
Spouses or former spouses who want to split the benefit by designation instead of by title use Form DR-501TS, "Designation of Ownership Shares of Abandoned Homestead," filed "Before either of you submits a Form DR-501T"; "Percentages must total 100 percent." The statute allows it for spouses married on the date the homestead was abandoned, and "Such a designation, once filed with the property appraiser, is irrevocable" (s. 193.155(8)(d) and (f)). The total for all new homesteads "may not exceed $500,000." If a divorce is part of the sale, have a Florida attorney review the designation first.
What happens if I rent the old home instead of selling it?
Under s. 196.061(1), renting "all or substantially all of a dwelling previously claimed to be a homestead" counts as abandoning it, though renting after January 1 does not affect that year's exemption unless the home is rented for more than 30 days per calendar year for 2 consecutive years (the section was amended in 2026 by s. 15, ch. 2026-239). Portability follows abandonment, not the sale; PT-112 counts from "the year you abandoned the old homestead." Once the old house is no longer a homestead, s. 193.1554(2) assesses it at just value as of January 1 of the first year it qualifies under that section, and the 10 percent limit on non-school levies applies from the following year. Ask the property appraiser before you sign a lease, and a CPA about the income tax side.
What changed in 2026, and does Amendment 3 change portability?
According to the Department of Revenue's PTO 26-07 bulletin (July 13, 2026), section 3 of ch. 2026-239 (HB 7031-E) amended the upsizing and downsizing paragraphs to "remove the requirement that the prior homestead must be the 'immediate' prior homestead." It took effect July 1, 2026 and "first applies to the 2027 tax roll." The 2026 text of (8)(a) and (b) on the Senate's site no longer says "immediate"; if your plan depends on a homestead other than your most recent one, have the property appraiser confirm it.
The same law amended s. 689.261. Beginning February 1, 2027, a home shown on an online listing platform must include estimated property taxes. A platform that uses a tax estimator must base it on the listing price and disclose that it excludes any "transfer of the homestead assessment difference"; a platform without one must link to the property appraiser's estimator or homepage instead. And "the current owner's ad valorem taxes may not be included in any printed listing materials." For why your bill was never your buyer's bill, see why a seller's tax bill can mislead a buyer.
Amendment 3, on the November 3, 2026 ballot, is a separate question. The Pinellas County Property Appraiser says "The amendment does not change Florida's portability provisions," and that increases "would continue to be limited to 3% or CPI, whichever is less." I did not confirm how it would treat a current Florida homeowner who moves after January 1, 2027, when it would take effect if approved, so if your move straddles that date, ask the appraiser. The rest is in my Amendment 3 post.
What should I verify before I list?
The 2.7 percent figure comes from two property appraisers; I did not find a Department of Revenue document stating the 2026 cap itself. I quoted the Constitution from its reprint in CS/HJR 1-F. No source I found says outright how your old homestead is treated for the rest of the year you sell; Pinellas treats January 1 of the sale year as your last qualified date. Before you call me, gather:
- The old home's just value and assessed value from the property appraiser's record.
- Your deed, if more than one person owns the home.
- A price range for the next home, to see whether you are upsizing or downsizing.
- If spouses or former spouses will split the benefit, a plan for DR-501TS before DR-501T.
Portability rewards planning: the year you close, the January 1 you move in by, and a form filed by March 1. Talk to me before you list, and I will map the dates and run the formula with you, so you can take it to the property appraiser to confirm.
More for Treasure Coast sellers: my guides on why a Port St. Lucie house is not selling, what Florida sellers must disclose, selling a home with an old roof, capital gains when you sell your home, selling an inherited home and whether to sell first or buy first.
Questions sellers ask about homestead portability
How does portability work in Florida?
When you leave a Florida homestead and establish a new one, you can move the difference between the old home's just value and assessed value, up to $500,000, to the new home. If the new home is worth less, a proportional share moves under s. 193.155(8)(b).
How long do I have to use portability after selling my house?
Until January 1 within three years of January 1 of the year you abandoned the old homestead, not three years after the sale. The Pinellas County Property Appraiser says a 2026 sale leaves you until January 1, 2029.
What is the most Save Our Homes benefit I can transfer?
$500,000, under s. 193.155(8). When spouses or joint owners split the benefit, the total moved to all new homesteads may not exceed $500,000.
What happens to portability if I downsize?
You take a share in proportion to the new home's value. In the Martin County Property Appraiser's example, a $100,000 benefit on a $400,000 home becomes $68,750 on a $275,000 home.
What form do I file for portability, and when?
Form DR-501T, filed with your homestead exemption application, Form DR-501, with the property appraiser by March 1. Spouses or former spouses who want to split the benefit by designation file Form DR-501TS first, and that designation is irrevocable.
Does Amendment 3 change portability?
The Pinellas County Property Appraiser says the amendment, on the November 3, 2026 ballot, does not change Florida's portability provisions. If at least 60 percent of voters approve it, it takes effect January 1, 2027; if your move spans that date, confirm the details with your property appraiser.
Talk with William. Selling your homestead and buying again in Florida? Send me the address, by call or text or through the contact page, and I will pull the just and assessed values from the property appraiser's record, run the upsizing or downsizing formula for the price range you are considering, and map the January 1 and March 1 dates, so you can confirm the numbers with the appraiser before you list. Call or text (772) 800-2274 or send a message.
General information, not legal, tax, lending or insurance advice, and not a guarantee of any sale, price or timeline. The 2026 cap of 2.7 percent is from the Pinellas County and Martin County property appraisers, the 2026 law change first applies to the 2027 tax roll, and the Indian River County Property Appraiser's page still describes a two-year window; confirm your numbers and deadlines with your county property appraiser, and ask a CPA or tax adviser or a Florida real estate attorney about tax and title questions. Statute, rule and market references are as reviewed on October 24, 2026. William Merchant, REALTOR®, RE/MAX Gold. Each RE/MAX office is independently owned and operated. Equal Housing Opportunity.
Sources
- Florida Constitution, Art. VII, s. 4, as reprinted in enrolled CS/HJR 1-F, 2026 Special Session F (posted June 2, 2026)
- Florida Statutes 193.155, homestead assessment cap and portability (2026)
- Florida Statutes 196.031, homestead exemption, January 1 rule (2026)
- Florida Statutes 196.061, rental of homestead constitutes abandonment, as amended by s. 15, ch. 2026-239 (2026)
- Florida Statutes 193.1554, non-homestead residential property: just value in first year, then 10 percent cap (2026)
- Florida Statutes 689.261, listing platform tax estimates from February 1, 2027, as amended by ch. 2026-239 (2026)
- Florida Department of Revenue: PTO 26-07 bulletin on ch. 2026-239 (July 13, 2026)
- Florida Department of Revenue: Form DR-501T, portability application (R. 12/08, Eff. 11/12, Rule 12D-16.002)
- Florida Department of Revenue: Form DR-501TS, Designation of Ownership Shares of Abandoned Homestead (R. 12/20)
- Florida Department of Revenue: Brochure PT-112 on portability (R. 08/24)
- Florida Department of Revenue: PTO 20-11, portability period increased from two to three years (November 24, 2020; Lincoln Institute copy)
- Pinellas County Property Appraiser: Save Our Homes, CPI and cap by year (undated)
- Pinellas County Property Appraiser: Portability deadlines (undated)
- Pinellas County Property Appraiser: Amendment 3, effective January 1, 2027 if approved by 60 percent (undated)
- Martin County Property Appraiser: Save Our Homes 2026 flyer (undated)
- Martin County Property Appraiser: PROPERTY OWNERSHIP 101, upsizing and downsizing examples (undated)
- St. Lucie County Property Appraiser: Homestead Portability (undated)
- Indian River County Property Appraiser: Portability (undated; still describes a two-year window)
