Homestead & Save Our Homes: Essentials for New Miami Owners

Building or buying a custom home in Miami comes with a lot of moving parts. One detail that can quietly shape your long‑term costs is how and when you claim Florida’s homestead exemption, the Save Our Homes assessment cap, and portability. If you plan your move‑in around the calendar, you can lock in real tax savings. In this guide, you’ll learn what qualifies, why January 1 matters, how the Save Our Homes cap works, and how portability can follow you to your new address. Let’s dive in.

Homestead exemption basics in Miami‑Dade

Who qualifies

Florida’s homestead exemption applies to a property used as your permanent residence. Two things must be true for the tax year in question:

• You own the property as of January 1.
• You occupy it as your permanent residence on January 1.

Ownership means title is in your name. Occupancy means you actually live there as your primary residence. For new construction, recorded title and physical move‑in are both key.

Key dates you cannot miss

• January 1: You must own and occupy the home as your permanent residence on this date to receive homestead for that tax year.
• March 1: This is the annual filing deadline to apply for the homestead exemption with the Miami‑Dade Property Appraiser.

If you acquire or first occupy the home after January 1, your homestead status generally begins the next tax year. If you miss the March 1 filing deadline, contact the property appraiser promptly to see if any late‑filing options apply, but do not assume they will.

Documents to prepare

The Miami‑Dade Property Appraiser typically accepts these items as evidence of ownership and residency. Requirements can change, so verify with the county before you file:

• Recorded deed or settlement statement showing ownership
• Florida driver’s license or state ID with the property address
• Florida vehicle registration listing the address
• Voter registration showing the property address
• Utility bills in your name at the property
• Certificate of Occupancy (CO) or other proof of occupancy

Keep copies organized. These same records can be helpful for audits and portability applications later.

Why January 1 and CO timing matter

Occupancy on January 1

The homestead test comes down to actual occupancy as your permanent residence on January 1. A CO is helpful evidence, but the core question is whether you lived in the home on that date.

• If a final or temporary CO was issued and you were living in the home on January 1, you are on solid footing to apply.
• If your CO arrived after January 1 and you did not occupy the home on January 1, homestead generally will not apply until the next tax year.

Other items like utility activation, driver’s license updates, and mail delivery can support your case that you were actually living there.

Clearly labeled examples

• Example 1: CO issued December 20. You moved in December 23. You owned and occupied the home on January 1, so you can apply for the homestead exemption for that tax year.
• Example 2: CO issued February 15. You moved in February 20. You did not occupy the home on January 1, so homestead would typically begin the next tax year.
• Example 3: You owned the lot on January 1, but the house was not yet complete and you were not living there. Lot ownership alone does not create a homestead. The residence must be your permanent home on January 1.

Save Our Homes cap explained

How the cap works

The Save Our Homes (SOH) cap limits the annual increase in assessed value for a property that has an active homestead exemption. Each year, the assessed value cannot rise by more than the lesser of 3 percent or the change in the Consumer Price Index. Over time, this can create a gap between market value and assessed value for homesteaded properties.

What SOH means for new owners

A newly homesteaded property typically starts with assessed value aligned with market value for the first year the exemption is granted. After that, the SOH cap applies to future increases. If you qualify on January 1, you benefit from the cap for that tax year. If your homestead begins the next tax year, the cap protection starts then.

Change of ownership and new construction

A sale or change of ownership usually resets the assessment on the property that was sold, removing the prior owner’s SOH protection on that parcel going forward. For new construction completed during the year, the property appraiser will value the property based on its status as of January 1. If the home is first occupied after January 1, the exemption and cap typically begin the following tax year once you qualify.

Portability: moving your tax savings

What you can transfer

Portability lets you carry forward some or all of your accumulated SOH benefit from one Florida homestead to a new Florida homestead. This can reduce the assessed value of your replacement home, potentially lowering your property tax burden.

Steps and timing

To use portability, you must:

1. Establish your new Florida homestead by owning and occupying the replacement home and filing for the homestead exemption on it.
2. Apply for portability with the Miami‑Dade Property Appraiser. You will provide documentation of your prior Florida homestead, such as prior tax notices, exemption records, and closing documents.

There are filing windows and documentation requirements, so apply promptly. If you delay or miss deadlines, you may lose part of the benefit or postpone it.

Limits and when it does not apply

Portability is available only between Florida homesteads. You cannot port a benefit unless you had a prior Florida homestead with an SOH differential. State law sets limits and calculation rules. Confirm current limits and procedures with the Miami‑Dade Property Appraiser or the Florida Department of Revenue.

Planning timeline and checklist for custom builds

Use this practical checklist to align your construction, closing, and move‑in with homestead rules. Always confirm current requirements with the Miami‑Dade Property Appraiser.

1. Pre‑build or pre‑closing

• If you plan to port an SOH benefit, collect proof of your prior Florida homestead.
• Coordinate with your builder and closing agent so title records when you expect.

2. Target the key date

• Aim to have both recorded ownership and actual occupancy by January 1 if you want homestead status that year.

3. Coordinate CO and move‑in

• Try to obtain a final or temporary CO and move in before January 1 if you plan to claim that year’s exemption.
• If CO or occupancy occurs after January 1, plan for homestead beginning the next tax year.

4. File by March 1

• File your homestead application with the Miami‑Dade Property Appraiser.
• If transferring an SOH benefit, submit portability forms at the same time and include documentation of your prior homestead.

5. If you miss a date

• If you miss January 1, expect homestead to start the following tax year once you qualify.
• If you miss the March 1 filing deadline, contact the property appraiser immediately about any available remedies.

6. Keep records

• Maintain copies of deeds, closing statements, COs, utility activations, and your updated Florida IDs and voter registration.

Special ownership situations

Ownership structures like certain trusts, LLCs, or multi‑party arrangements can affect eligibility. Some trusts qualify and others do not, depending on how they are drafted and who holds beneficial rights. Only one homestead exemption is allowed per household. If your ownership is anything other than a straightforward deed in your name, speak with a real estate attorney and verify requirements with the property appraiser before you file.

Avoid common mistakes

• Waiting to change your driver’s license, vehicle registration, or voter registration to the new address.
• Assuming lot ownership is enough without actual residence as of January 1.
• Scheduling CO or move‑in after January 1 when you intended to claim that year’s exemption.
• Missing the March 1 homestead filing window or delaying portability forms.
• Not keeping documents organized for audits or portability review.

How a disciplined builder helps you plan

For custom homes, construction schedules, inspections, and closeout milestones influence when you can occupy your residence. A builder with strong pre‑construction planning, schedule control, and local permitting relationships can help you align CO timing and move‑in with your January 1 target. That level of coordination reduces friction for you and supports a smooth homestead filing.

At Jomed Construction, our team manages complex, design‑forward builds with a construction‑manager mindset: rigorous scheduling, clear reporting, and hands‑on coordination through closeout. While we do not provide legal or tax advice, we work with you and your professional advisors to keep the project timeline aligned with critical dates that matter to your household.

Ready to plan a custom home in Miami with clarity around schedule and key milestones? Connect with our team to discuss your goals and timeline. Start by contacting Jomed Construction for a personalized plan that fits your site, your design, and your calendar. To begin, reach out to Unknown Company and Request a Project Consultation.

FAQs

What is the Florida homestead exemption for Miami‑Dade owners?

• It is a property‑tax benefit for your primary residence. You must own and occupy the home as of January 1 and file by March 1 for that tax year.

How does Save Our Homes work for a newly built home?

• The first year you receive homestead, assessed value is typically aligned with market value. After that, annual increases are capped by Save Our Homes.

Does a temporary CO count for homestead eligibility in Miami‑Dade?

• A temporary CO plus evidence of actual occupancy on January 1 can support eligibility. The county reviews overall proof of residency and timing.

If I move in after January 1, when does homestead start?

• If you first occupy after January 1, homestead typically begins the next tax year, assuming you file by March 1 and meet all requirements.

Can I transfer my tax savings from another Florida home?

• Possibly. Portability allows you to transfer your Save Our Homes benefit from a prior Florida homestead to your new Florida homestead, subject to limits and deadlines.

What documents help prove my Miami home is my primary residence?

• Florida driver’s license or ID, vehicle registration, voter registration, utility bills at the property, your recorded deed, and your CO are typical items.