If you are planning a move in Orange County or relocating to Lake Nona, two terms can shape your long‑term affordability: Florida’s homestead exemption and portability. With a little planning, you can lower your taxable value on a primary residence and, in many cases, carry part of your property tax savings from one Florida home to the next. This guide walks you through what matters, when to act, and how to line up your sale and purchase so you do not leave money on the table.
How homestead and portability affect your move
How these benefits influence affordability
Your primary residence in Florida can qualify for a homestead exemption that reduces the taxable value used to calculate your property taxes. Over time, the Save Our Homes cap can also limit how fast your assessed value rises. When you move to another Florida home, portability may let you transfer part of that tax savings to the new homestead, subject to rules and limits outlined in Florida law and guidance.
Why planning ahead matters
These benefits are time sensitive. You need to establish your new homestead within a set window and file the right application materials on time for them to apply to your next tax year. Knowing the sequence before you list or write an offer helps you coordinate closings, documents, and county filings so your savings are preserved per state and county guidance.
What you will learn here
We cover who qualifies for the homestead exemption, how portability works when you move within Florida, practical timeline tips for Orange County moves, and common mistakes to avoid. We also localize key scenarios for Lake Nona buyers, including new construction in master‑planned neighborhoods.
Homestead exemption: eligibility and benefits
Who qualifies as a primary resident
Homestead is for your primary residence. You need to live in the home as your permanent residence and meet Florida’s residency requirements. You also need to establish homestead status within the timelines the county observes for the coming tax year. County resources explain how to verify eligibility and prepare your filing through the Orange County Property Appraiser.
What the exemption can reduce
At a high level, homestead reduces the taxable value used to calculate your property taxes on your primary residence. If you continue to qualify, Florida’s Save Our Homes assessment cap limits how much your assessed value can increase each year, which can help stabilize tax bills over time as reflected in Florida statutes and rules.
How and when to apply
You apply with the county property appraiser where the home is located. Expect to provide identification showing Florida residency, your home address, and ownership details. Aim to file early in the cycle for the tax year you want the benefit to begin, and keep copies of everything you submit. County instructions and online filing options are available to help you complete the process accurately via Orange County’s guidance and the state forms index provided by the Florida Department of Revenue.
Portability: move your tax savings
Who can transfer a savings cap
If you had a Florida homestead and benefited from the Save Our Homes assessment cap, portability may allow you to transfer the difference between your prior home’s just value and its capped assessed value to your new Florida homestead, subject to limits and timing rules. The benefit only transfers between Florida homesteads and must be claimed within the allowed time window as explained by state and county sources and Florida’s administrative rule.
Using it when upsizing or downsizing
Portability can help whether you are moving to a more expensive home or a less expensive one. When you buy up, you may be able to bring the full transferable difference, up to a cap. When you buy down, the amount that transfers is generally proportional to the new home’s value relative to the old one, still subject to the cap per Florida’s rule language.
What to file and where
You submit your homestead and portability requests to the property appraiser in the county of your new home. If your prior Florida homestead was in another county, your new county will coordinate with the former county to verify your eligible transfer. You can find the relevant application materials in the state’s forms index and follow your county’s filing instructions for the current tax year state forms guidance and Orange County resources.
Plan your sale and purchase timeline
Line up closing dates smartly
If you are selling and buying, try to time things so you establish the new homestead in time for the upcoming tax year. Keep your sale closing, purchase closing, and county filing windows in sync so you are eligible to claim portability within the required time frame as defined in Florida’s rules.
Coordinate filings with your lender
Ask your lender’s team to note homestead and portability in your loan file. Underwriters often request estimated tax figures. Providing a with‑portability and without‑portability scenario helps set expectations. Use county and state resources to document your plan and timeline for the new tax year see Orange County’s homestead page.
Confirm records with the county
After closing, verify the county shows your ownership and mailing address correctly. If you moved from a Florida homestead within the allowed look‑back period, check that your portability request is received and being processed. Counties coordinate transfer certifications between each other under state procedures outlined in administrative rule.
Lake Nona move scenarios to consider
Buying new construction in master‑planned areas
In Lake Nona and nearby master‑planned communities, your first property tax bill may arrive after construction completes. Keep your homestead and portability timelines on your checklist, even if you closed on a builder contract months earlier. Be ready with prior property details and residency documents so you can file promptly through Orange County’s channels county guidance.
Moving between Orange County communities
If you are moving within Orange County, portability still applies if you meet the requirements. Your new filing triggers the county to verify your prior homestead benefit and apply any eligible transfer to the new property for the coming tax year per Orange County’s process.
Relocating from out of state to Florida
If your prior home was outside Florida, you can apply for Florida homestead on your new primary residence, but portability is only available if your previous home had a Florida homestead within the eligible window. Florida’s rule sets the look‑back period and procedures for claiming the transfer when you qualify see the administrative rule and state forms resource.
Avoid common homestead mistakes
Missing application timing or paperwork
Mark your calendar for the tax year you want your benefits to start. Gather ownership records, prior Florida homestead information, and proof of residency before you file. If you are transferring from another county, expect inter‑county verification as part of processing per state procedures.
Titling and ownership changes that trip you up
Pay close attention to how you hold title on the new home. Splitting or joining ownership after a prior shared homestead can affect how a transfer is allocated. Florida rules cover how shares can be designated and when those designations must be submitted for a valid transfer see Florida’s rule and references.
Assuming benefits apply automatically
Homestead and portability are not automatic. You must apply with the county, meet residency and timing requirements, and provide the right details about your prior Florida homestead if you want to transfer the benefit. Use the official forms and your county’s instructions to avoid delays state forms index and Orange County guidance.
Map your next step with local guidance
Moving parts can pile up quickly when you are selling, buying, and settling into a new community. A clear plan keeps your tax benefits on track and your monthly budget predictable. If you would like help aligning closings, filings, and neighborhood fit around Lake Nona or anywhere in Orange County, The Nest Group is here for you. We pair family‑friendly service with practical checklists and local introductions so your move feels smooth and well‑timed. Let’s find your next nest together.
Ready to talk through your timeline? Let’s find your nest with The Nest Group.
FAQs
What is portability and how does it help?
- Portability lets eligible Florida homeowners transfer part of the Save Our Homes assessment difference from a former homestead to a new Florida homestead, within set limits and timelines Florida rule overview.
Can I use portability if I am moving within Orange County?
- Yes, if you qualify. File for your new homestead in Orange County and the county will verify the prior Florida homestead and any eligible transfer for the upcoming tax year Orange County guidance.
How long do I have to claim a transfer after selling my prior Florida homestead?
- Florida sets a defined look‑back period tied to the tax years before your new filing. You must also establish your new homestead for the tax year you are claiming the transfer administrative rule.
Does portability move my entire homestead exemption?
- No. It transfers the Save Our Homes assessment difference, not the homestead exemption itself or other exemptions. You must apply for homestead on the new property to receive those benefits rule explanation.
What if my old home was in a different Florida county?
- Portability works across counties. Orange County will coordinate with your former county to certify the eligible amount as part of processing your application state procedures.
We changed owners after a divorce. Can we split the transfer?
- Florida provides procedures for splitting or designating shares when co‑owners separate or later establish different homesteads. Follow the state’s designation rules to allocate the benefit correctly rule reference.
Where do I get the correct application materials?
- Use the Florida Department of Revenue’s forms index for the current forms and rely on Orange County’s site for local filing instructions and options state forms and county guidance.
