Florida Homestead Exemption: Sarasota–Manatee Guide

Thinking about buying or already own a home in Sarasota or Manatee County? If this will be your primary Florida residence, the homestead exemption can lower your property tax bill and stabilize future increases. It is one of Florida’s most valuable homeowner benefits, yet many people miss out or file too late. In this guide, you’ll learn who qualifies, when and how to apply, how the Save Our Homes cap works, and what portability means when you move. Let’s dive in.

What the exemption does

Florida’s homestead exemption reduces the taxable assessed value of your primary residence. Most eligible homeowners receive up to a total of $50,000 in exemption value on their assessment. The first $25,000 applies to all taxing authorities, including school taxes. The additional $25,000 generally applies to assessed value between $50,000 and $75,000 and applies only to non-school taxes.

Your actual tax savings depend on local millage rates. The exemption reduces your assessed value before those rates are applied. Many owners see immediate annual savings once approved.

Who qualifies

To qualify, you must own the property and occupy it as your permanent Florida residence as of January 1 for the tax year you are claiming. You cannot claim homestead on more than one property. Rental properties and second homes that are not your primary residence do not qualify.

Special ownership situations can still qualify with the right documentation. Mobile homes may qualify when properly titled and used as your permanent residence. Properties held in certain trusts can also be eligible. If your situation involves a trust, probate, or other complex ownership, contact the county property appraiser or a qualified attorney to confirm requirements.

Deadlines and timing

The filing deadline to claim a new homestead exemption is March 1 for that tax year. If you buy and move in after January 1, your exemption typically starts the following tax year. If you miss the deadline, contact the county property appraiser right away. Some late filings may be allowed in limited circumstances with proper documentation.

County appraisers set values as of January 1 each year. In August, you will receive a TRIM notice that shows your proposed assessed value and taxes. If you disagree with the assessment, that notice explains how to petition the county’s Value Adjustment Board within a strict timeframe.

How to apply locally

You file with the property appraiser in the county where the property is located. Sarasota and Manatee counties both provide online applications and in-person support.

Sarasota County steps

• Confirm you owned and occupied the property as your primary residence on January 1.
• Gather documents such as your deed, Florida driver’s license or ID showing the property address, voter registration, and vehicle registration. A Declaration of Domicile and utility bills can help establish domicile.
• Submit the homestead application with the Sarasota County Property Appraiser by March 1.
• Watch for confirmation or requests for additional documentation.

Manatee County steps

• Verify you meet the January 1 residency test and have not claimed homestead elsewhere.
• Collect proof of ownership and Florida residency documents that show your property address.
• File your application with the Manatee County Property Appraiser by March 1.
• Follow up promptly if the office requests more information.

Both counties may offer additional local exemptions for seniors, veterans, or certain income-based programs. Check directly with the county appraiser for availability, eligibility, and how to apply.

Save Our Homes cap

The Save Our Homes (SOH) cap limits how much your assessed value can increase each year once your homestead is in place. The increase is capped at the lesser of 3% or the change in the Consumer Price Index. Over time, this can create a gap between your market value and assessed value that reduces your tax burden compared with non-homesteaded property.

This benefit accumulates while you own and live in the home as your primary residence. It helps keep future tax increases more predictable even if market prices rise faster.

Portability basics

When you sell a homesteaded property and establish a new homestead elsewhere in Florida, portability lets you transfer some or all of your Save Our Homes assessment difference to the new home, subject to rules and limits. You must apply for portability when you set up the new homestead. Procedures vary by county, so check the forms and instructions with the property appraiser where the new home is located.

If you are planning a move within Florida, build portability into your timeline. This can protect a significant portion of your long-term tax savings.

Other exemptions to explore

In addition to the standard homestead exemption, Florida law and local governments provide other exemptions and relief programs. Some examples include programs for veterans with qualifying service-connected disabilities, surviving spouses of first responders, certain disability-related exemptions, and local senior or income-based exemptions. Availability, amounts, and documentation vary. Contact the county property appraiser to review current options.

Buyer checklist

Use this quick list if you are buying in Sarasota or Manatee and plan to live in the home as your primary residence.

• Update your Florida driver’s license or ID to the property address.
• Update voter and vehicle registration to your new address.
• Gather proof of ownership, such as your deed, and recent utility bills.
• File your homestead exemption with the county property appraiser by March 1 if you were domiciled by January 1.
• If you are moving from another Florida homestead, ask about portability and submit the required portability application.

Seller checklist

Selling a homesteaded property in Florida? Keep these points in mind.

• Homestead ends when you sell the property.
• If you are buying another Florida home as your primary residence, research portability before closing and plan your filing steps for the new home.
• Keep records of your prior homestead status and any portability paperwork.

Avoid these pitfalls

• Missing the March 1 deadline for a new application.
• Applying before updating your ID, voter registration, and vehicle registration to the new address.
• Assuming a property held in a trust automatically qualifies. Trust language matters.
• Expecting homestead benefits for a rental or second home.
• Forgetting to apply for portability when you move within Florida.

TRIM notices and appeals

Each August, you will receive a TRIM notice showing your proposed assessed value and taxes for the coming year. Review it closely. If you disagree with the assessment, follow the instructions to file a petition with the county’s Value Adjustment Board. Deadlines are strict. You can also contact the property appraiser to discuss your assessment before filing a formal petition.

Quick example

Here is a simple illustration of how these pieces work together. Imagine a home with a just value of $300,000. Due to the Save Our Homes cap over time, the assessed value is $200,000. With a $50,000 homestead exemption applied to the assessed value, the taxable amount is reduced before local millage rates are applied. The exact tax dollars saved depend on which portion of the exemption applies to school versus non-school taxes and on local millage rates.

Next steps

If you already live in your Sarasota or Manatee home and it is your primary residence, mark your calendar and apply before March 1. If you are planning a move within Florida, map out your portability plan as part of your buying timeline. When in doubt, contact the county property appraiser for current forms, documentation lists, and local programs. For trusts, estates, and specialized exemptions, consult a qualified attorney or tax professional.

Have questions about how homestead, Save Our Homes, or portability could impact your next move in Sarasota or Manatee County? Connect with a local team that manages these details as part of a smooth, step-by-step buying or selling process. Reach out to Sarasota Neighborhood Experts to start your plan.

FAQs

What is the homestead filing deadline in Sarasota and Manatee?

• The deadline is March 1 for the tax year; apply with the county property appraiser where the home is located.

I bought after January 1. When can I claim homestead in Florida?

• If you acquire and move in after January 1, you typically qualify beginning the following tax year.

How does the Save Our Homes cap limit my assessment?

• Once homesteaded, your assessed value can only rise by the lesser of 3% or the change in the Consumer Price Index each year.

What is portability and when do I apply?

• Portability lets you transfer your Save Our Homes assessment difference to a new Florida homestead; apply when you set up the new homestead.

Does the homestead exemption apply to rentals or second homes?

• No. It is for your primary Florida residence only and cannot be claimed on more than one property.

What should I do with my TRIM notice in August?

• Review it for your proposed assessment and taxes; if you disagree, follow the instructions to petition the Value Adjustment Board by the deadline.

Can a mobile home or condo qualify for homestead?

• Yes, if it is your permanent residence and meets documentation and titling requirements set by law and the county appraiser.

Can I claim homestead if my home is in a trust?

• Possibly. Eligibility depends on the trust’s legal structure and language; check with the county property appraiser or a qualified attorney.