Save Our Homes Cap Program Guide – Florida homeowners rely on the Save Our Homes Cap (SOH) as one of the most powerful property tax protections in the state. This constitutional amendment, passed by voters in 1992 and effective since 1995, limits how much your home’s assessed value can rise each year once you qualify for homestead exemption.
This in-depth guide explains everything you need to know about the Save Our Homes Cap Program in 2026, including eligibility, how the cap works, portability options, application steps, and current limits. Whether you’re a first-time homeowner or a long-time Florida resident, this resource helps you maximize your savings and protect your biggest investment.
What Is the Save Our Homes Cap Program?
The Save Our Homes Cap is Florida’s assessment limitation on homesteaded properties. It prevents sharp increases in your property’s assessed value—even when market values soar—by capping annual growth at the lesser of 3% or the change in the Consumer Price Index (CPI).
The program works together with the Florida homestead exemption, which reduces your home’s taxable value by up to $50,000. The Save Our Homes benefit begins the year after your homestead exemption is approved, locking in long-term tax predictability for primary residences.
This protection is available only in Florida and applies exclusively to owner-occupied primary homes that qualify for homestead status.
How Does the Save Our Homes Cap Work?
Here’s the simple mechanics:
- Base Year: In the first year your property receives homestead exemption, the county property appraiser sets the assessed value at full market (just) value.
- Subsequent Years: Starting the next January 1, the assessed value can increase by no more than the lower of:
- 3% of the prior year’s assessed value, or
- The percentage change in the U.S. CPI for the preceding calendar year.
The difference between your assessed value and current market value becomes your accumulated “Save Our Homes benefit.” Even if your home’s market value drops, the assessed value can still rise by the capped amount (but never above market value).
2026 Cap Update: For the 2026 tax year, the Save Our Homes cap is 2.7% (matching the CPI change).
Recent caps include:
- 2025: 2.9%
- 2024: 3.0%
- 2023: 3.0%
Eligibility Requirements for the Save Our Homes Cap
To qualify, you must first meet Florida’s homestead exemption rules as of January 1 of the tax year:
- You (or your dependent) must own the property and use it as your permanent Florida residence.
- You must be a Florida resident.
- You must apply with your county property appraiser.
The Save Our Homes Cap activates automatically the year after homestead approval. New owners start fresh at market value; long-term owners enjoy the growing tax savings over time.
Note: The cap resets upon a change in ownership (sale, foreclosure, etc.), with limited exceptions for transfers between spouses or certain family situations.
Benefits of the Save Our Homes Cap Program
Homeowners who maintain their Save Our Homes Cap enjoy:
- Predictable taxes: Protection against double-digit market value spikes.
- Significant long-term savings: Thousands of dollars over years of ownership.
- Portability: Up to $500,000 of accumulated benefit transferable to a new Florida home (more on this below).
- Creditor protection: Enhanced homestead protections under Florida law.
- Combined savings with homestead exemption: Up to $50,000 reduction in taxable value plus the assessment cap.
Many Florida families report annual savings of $400–$600 or more when combining homestead and SOH benefits.
Portability: Transferring Your Save Our Homes Benefit
One of the most valuable features is portability. If you sell your current homesteaded home and buy another in Florida, you can transfer (port) all or part of your accumulated Save Our Homes benefit to the new property.
Key portability rules:
- You must establish homestead on the new home within 3 years of abandoning the old one.
- File Form DR-501 (homestead application) and Form DR-501T (Transfer of Homestead Assessment Difference) by March 1.
- Maximum portable benefit: $500,000.
This lowers the assessed value on your new home immediately, keeping your taxes lower even in higher-priced markets.
How to Apply for the Save Our Homes Cap?
Applying is straightforward and free:
- Complete Form DR-501 (Homestead Exemption Application).
- For portability, also complete Form DR-501T.
- Submit to your county property appraiser’s office (online, mail, or in person).
- Provide proof of residency: Florida driver’s license/ID, vehicle registration, and deed or tax bill.
Most counties offer convenient online portals (search “[Your County] Property Appraiser e-file homestead”).
The Save Our Homes benefit activates automatically once homestead is granted—no separate application needed.
Important Deadlines for 2026 and Beyond
- March 1, 2026: Standard deadline for 2026 tax year applications (some counties extend slightly).
- Late applications may be accepted until mid-September in certain cases, but filing early avoids delays.
- Portability must be claimed within the 3-year window and filed by March 1 of the year you want it applied.
Pro tip: File as early as possible—don’t wait for your TRIM notice in summer.
Common Questions About the Save Our Homes Cap (FAQ)
Does the cap apply every year automatically?
Yes, as long as homestead remains in effect.
What happens when I sell my home?
The cap resets for the new owner; you can port your benefit to a new Florida homestead.
Can renters or second-home owners qualify?
No—only primary residences with homestead exemption.
Is there a cap on non-homestead properties?
Yes, a separate 10% assessment cap applies to non-homesteaded properties.
Recent Updates and 2026 Information
As of 2026, the core Save Our Homes rules remain unchanged. The 2026 cap stands at 2.7%, providing strong protection amid Florida’s real estate market. No major legislative alterations to the program took effect this year.
Always verify your specific situation with your local county property appraiser, as they make final determinations.
How to Check Your Save Our Homes Status and Next Steps?
Log into your county property appraiser’s website to view your current assessed value, just value, and Save Our Homes benefit amount. Search for your parcel or use the online exemption portal.
Contact your county property appraiser today for personalized help—they provide free assistance and have the most up-to-date records for your address.
Protecting your home’s value and keeping property taxes manageable has never been more important. By understanding and utilizing the Save Our Homes Cap Program, Florida homeowners secure long-term financial stability in one of America’s hottest real estate markets.
For official forms and more details, visit the Florida Department of Revenue Property Tax page or your local county property appraiser’s website. Start protecting your home today—your future self will thank you.