If you own or plan to buy a home in Melbourne or anywhere in Brevard County, a simple filing could shave hundreds to thousands off your property tax bill. Sorting through rules, deadlines, and forms can feel confusing when you are busy moving or settling in. This guide breaks down Florida’s homestead exemption in plain language so you know what it is, who qualifies, how Save Our Homes and portability work, and how to file in Brevard County. Let’s dive in.

What the homestead exemption does

Florida’s homestead exemption reduces the assessed value of your primary residence, which lowers the property taxes you pay each year. The standard exemption is up to $50,000 for qualifying homeowners.

• The first $25,000 applies to all taxing authorities, including school and local taxes.
• The second $25,000 applies to the assessed value between $50,000 and $75,000 and does not apply to school district taxes.

To receive the exemption for a given tax year, you must both own the property and make it your permanent residence as of January 1 of that year. Applications are commonly filed with the county property appraiser between January 1 and March 1.

Who qualifies in Brevard County

To qualify, you must meet the state’s basic rules for homestead:

• You are a natural person who owns the property, and you occupy it as your permanent residence as of January 1 of the tax year.
• The property can be a single-family home, condo, co-op, or a mobile or manufactured home on owned land, subject to county appraisal rules.
• You cannot claim a residential homestead in another state at the same time.

If multiple people own the home, at least one owner must qualify as a permanent resident. If your title is held in a trust, the trust must meet state requirements showing a qualifying natural person benefits from and occupies the property as a permanent residence.

Documents you may need

Brevard County follows Florida’s general standards. Have these ready when you apply:

• Proof of ownership, such as a recorded deed or trustee deed.
• Proof you lived at the property as of January 1: Florida driver’s license or Florida ID with the property address, voter registration, and vehicle registration. Utility bills and closing documents can also support your claim.
• Social Security number for each owner, as directed by the county.
• If you purchased near the deadline: recorded deed and settlement statement.
• If the title is in a trust: relevant trust pages showing the qualifying interest.

Exact documentation can vary. The Brevard County Property Appraiser provides current checklists and may allow online uploads.

Save Our Homes cap: how it helps

Save Our Homes is a constitutional limit on how much your assessed value can rise each year once you have homestead status. Your homestead’s assessed value cannot increase by more than 3 percent or the Consumer Price Index change, whichever is lower.

Over time, that cap often creates a big gap between market value and assessed value. Many long-time owners benefit from lower annual tax bills because their assessed value grows slowly. This capped difference is commonly called your Save Our Homes benefit.

Portability: moving your tax benefit

If you move to another Florida homestead, you can apply to transfer your Save Our Homes benefit to your new property. This is called portability and it can significantly lower the assessed value of your next home.

Here is how portability works in practice:

• You apply for portability when you file your new homestead application in the county where your new home is located.
• You provide details about your prior homestead, including the address, county, parcel number, and prior year assessed values.
• The property appraiser calculates the transferable benefit and applies it to your new assessed value, subject to state rules and limits.

There are procedures and timelines for portability applications. Check current Florida Department of Revenue guidance and coordinate with the Brevard County Property Appraiser when you are ready to file in Brevard.

How to file in Brevard County

Brevard County Property Appraiser processes homestead and portability applications. The typical timeline is January 1 through March 1 for the tax year in question. Follow these steps:

1. Confirm you meet the January 1 ownership and occupancy requirement for the tax year you are applying for.
2. Gather your documents: recorded deed, Florida driver’s license or ID with your Brevard address, voter registration, vehicle registration, and your Social Security number as directed. If using a trust, bring the relevant trust pages.
3. Complete the county’s homestead exemption application. If you are transferring your Save Our Homes benefit, complete the portability section or add the portability form requested by the county.
4. Submit your application to the Brevard County Property Appraiser by the stated deadline. Keep your receipt or confirmation number.
5. Watch for notices. If you are denied, you will receive instructions on how to provide more documentation or appeal within set dates.
6. After your first approval, your homestead exemption generally renews automatically each year as long as you continue to qualify.

If you buy after March 1, file as soon as you establish the property as your homestead. The exemption would apply for the next tax year if you meet the next January 1 test.

How to estimate your tax savings

Use this simple method to estimate how homestead impacts your bill:

• Taxable value = Assessed value − Homestead exemption − other exemptions (if any).
• Annual tax = (Taxable value ÷ 1,000) × total millage rate in mills.

Example for illustration:

• Assessed value before homestead: $280,000.
• Homestead exemption: $50,000.
• Taxable value after exemption: $230,000.
• If the combined millage is 20 mills (0.020), tax is (230,000 ÷ 1,000) × 20 = $4,600.
• Without homestead, tax would be (280,000 ÷ 1,000) × 20 = $5,600. Estimated savings: $1,000 for the year.

Your actual millage rate depends on the mix of taxing authorities where you live in Brevard County. Rates can change each year, so use your latest notice or tax bill for a more precise estimate.

Other exemptions to consider

You may be eligible for additional tax relief on top of basic homestead. These programs have specific requirements and usually need separate applications:

• Additional exemptions for qualifying low-income seniors.
• Blind or totally and permanently disabled exemptions.
• Widow or widower exemptions and certain surviving spouse benefits for public safety officers.
• Veteran-related exemptions, including for service-connected or combat-related disabilities.
• Property tax deferral programs for certain eligible homeowners.

Each program has its own criteria and documentation. Check the latest state guidance and the Brevard County Property Appraiser’s materials to see what applies to you.

Practical tips for Melbourne homeowners

• File early. Do not wait until the last minute to gather documents or update your Florida IDs to your new Melbourne address.
• Keep prior records. If you plan to use portability, save your previous homestead’s parcel number, county, and assessed values.
• Know the January 1 rule. For each tax year, your status on January 1 controls your eligibility, even if you sell later in the year.
• Understand roles. The Property Appraiser sets your assessed and taxable values, while the Tax Collector handles billing and payments. Direct questions to the right office to save time.

We are here to help

Whether you are closing on a first home in West Melbourne or downsizing beachside in Indialantic, understanding homestead can make a real difference in your budget. If you are planning a move, we can help you time your purchase, coordinate local resources, and connect you with the right steps so your exemption and portability are handled smoothly.

If you want local guidance from a boutique team that knows Space Coast neighborhoods inside and out, reach out to Island Pineapple Realty. We are happy to talk through your plans and help you make smart, confident decisions. Ready to take the next step? Island Pineapple Realty can help you plan your move and protect your bottom line.

FAQs

Brevard County homestead deadline: what if I miss March 1?

• Contact the Brevard County Property Appraiser as soon as possible. Some limited late-filing options or appeals may exist, but timelines are strict.

Florida homestead eligibility: can I claim it if I own in another state?

• No. You must make the Florida property your permanent residence and you cannot claim a residential homestead in another state at the same time.

Renting your Melbourne home: will you lose homestead?

• If the property stops being your permanent residence and you rent it, you are not eligible for the homestead exemption for that year and should notify the Property Appraiser.

Save Our Homes portability: when do you apply?

• Apply when you establish homestead on your new Florida home. You will provide details from your prior homestead so the Property Appraiser can calculate the transferable benefit.

Mortgage and insurance: does homestead lower these payments?

• Homestead affects property taxes only. It does not directly reduce your mortgage payment or insurance premium, though a lower tax bill can reduce your total housing costs.

Trust ownership in Brevard County: can a trust-held home qualify?

• Yes, if the trust and occupant meet state rules showing a qualifying natural person holds the beneficial interest and uses the property as a permanent residence as of January 1.