Bought a Home in Brevard This Year? What to Know About Homestead and Your Property Taxes

If you closed on a home anywhere from Titusville to Palm Bay this year, your first property tax bill probably won’t match what the seller paid. That catches a lot of people off guard. It isn’t a mistake. It’s how Florida’s system works, and once you understand a few pieces, it makes sense.

When Tasha and I moved from Lawrence to Satellite Beach, I had to learn all of this as a homeowner, not just as a Realtor.

This year there’s a new piece. On November 3, Florida voters passed Amendment 3, which changes the math starting in 2027. One date matters more than any other right now: December 31, 2026.

The Short Version:

• If Brevard is going to be your permanent home, make it official before December 31, 2026.

• File for homestead with the Brevard County Property Appraiser by March 1, 2027.

• Moving from another Florida homestead? Ask about portability when you file.

• Budget from a fresh tax estimate, not the seller’s old bill.

What Homestead Does:

If you own your home and live in it as your permanent residence, the homestead exemption lowers the value you’re taxed on. For 2026, that’s up to $51,411. The first $25,000 applies to all property taxes, including school taxes. A second exemption of up to $26,411 applies to non-school taxes.

It isn’t automatic. You apply once, and it renews each year as long as you still qualify.

What Amendment Three Changes:

Starting in 2027, the non-school portion grows significantly for qualifying homeowners:

• 2027: up to $150,000 exempt from non-school taxes

• 2028: up to $250,000

• After that: adjusted for inflation

The $25,000 school-tax exemption stays the same. The amendment also lowers the yearly cap on assessment increases for non-homestead property, like second homes and rentals, from 10% to 5%.

Results are still being certified, and the Legislature is expected to pass rules putting it into practice in 2027, so some details could shift.

Why December 31 Matters:

Under Amendment 3, people who were Florida residents on December 31, 2026, can receive the larger exemption once they qualify for homestead. People who become Florida residents on or after January 1, 2027, start with the current exemption of roughly $50,000. They move up to the larger amount in their fifth year of homestead.

Picture two families who close on similar homes in Melbourne this December. One moves in and makes Brevard home before the new year. The other arrives the second week of January. Same street, same price, but potentially four years of very different tax bills.

If you bought this year and haven’t fully moved your residency here yet, talk with the Property Appraiser’s office now about what establishes permanent residency.

The Two Dates For Filing:

To claim homestead for a given year, you need to own the home and live in it as your permanent residence on January 1, then apply by March 1.

• Bought in 2026 and living here by January 1, 2027: you can apply for the 2027 exemption by March 1, 2027.

• Bought or moved in during 2027: your first exemption year is generally 2028.

Florida does allow late filing in limited situations, but the window is short. Don’t plan around it.

How To File In Brevard:

You can apply online at bcpao.us, or contact the office to file in person or by mail. Expect to provide items like your Florida driver license or ID showing the property address, Florida vehicle registration, voter registration if you’re registered, and Social Security numbers for owners and spouses. The Property Appraiser will tell you if they need anything else.

If you’re coming from out of state, update your license and vehicle registration early. Those are part of how you show Florida is home.

Save Our Homes: What Keeps Your Taxes Steady:

Once you have homestead, Florida’s Save Our Homes rule limits how much your assessed value can rise each year to 3% or the rate of inflation, whichever is lower. That cap kicks in the year after your first homestead year. Even when values along the beachside jump, your assessment climbs slowly.

Why Your Bill Looks Different From The Seller’s:

When a home sells, the seller’s Save Our Homes benefit doesn’t come with it. The property is reassessed at market value as of January 1 after the sale. If the seller owned it for 12 years, their assessed value may have been far below what you paid. That’s why I recommend budgeting from an updated estimate, and I’m glad to walk through those numbers with clients before closing.

Coming From Another Florida Homestead? Look Into Portability:

If you sold a Florida homestead and bought a new one, you may be able to bring up to $500,000 of your Save Our Homes benefit with you. You need to establish the new homestead within three years of leaving the old one, and it takes a separate application. Ask about it when you file.

The Bottom Line:

Put two dates on your calendar: December 31, 2026, and March 1, 2027. If you want a hand thinking through what your taxes could look like on your current home or your next one, call or text me at 321-306-8018. Let’s talk.

Henry Wertin | Broker Associate | Realtor® | Denovo Realty

Disclaimer: This article is general information, not tax or legal advice. Homestead exemptions, assessments, and portability depend on individual eligibility and current law. For official guidance, contact the Brevard County Property Appraiser at bcpao.us.