Buying a home in Bonita Springs and planning to live here full time? Florida’s homestead exemption can lower your property tax bill and keep future increases in check. If you’re new to Florida or moving within the state, understanding how it works in Lee County helps you plan your budget and your closing timeline with confidence. In this guide, you’ll learn who qualifies, how much you could save, the March 1 filing deadline, the Save Our Homes cap, and how portability can transfer tax savings when you move. Let’s dive in.
What the homestead exemption does
Florida’s homestead exemption reduces the taxable value of your primary residence for ad valorem property taxes. For many homeowners, that means meaningful annual savings. It also provides certain protections under the Florida Constitution, separate from taxes.
The exemption has two parts that affect your tax bill:
- Up to $25,000 applies to the first $50,000 of assessed value for all taxing authorities, including school taxes.
- An additional exemption of up to $25,000 applies to the assessed value between $50,000 and $75,000, but this portion does not apply to school district taxes.
Beyond the exemption itself, Florida’s Save Our Homes assessment limitation can limit how quickly your assessed value increases each year once you establish homestead. Over time, that can create substantial savings compared to just market value alone.
Who qualifies in Bonita Springs
To qualify, you must meet statewide rules that Lee County follows:
- The property is your permanent, primary residence.
- You own and occupy the property as of January 1 of the tax year.
- You are a Florida resident.
- You file an application with the Lee County Property Appraiser and provide required documentation.
If you were not an owner-occupant on January 1, you generally cannot receive that calendar year’s exemption on the property. Plan your move and filing dates accordingly.
Documents you may need
When you apply, be ready to provide common proofs of ownership and residency. Lee County typically asks for:
- Recorded deed for the property.
- Florida driver’s license or Florida ID with the property address.
- Voter registration showing Florida residence.
- Vehicle registration with the property address, if applicable.
- Proof of occupancy, such as utility bills, if requested.
- If claiming portability, details of your prior Florida homestead so the appraiser can verify the benefit.
Key dates and how timing works
Two dates matter most: January 1 and March 1.
- January 1 controls eligibility. You must own and occupy the home as your primary residence on January 1 of the tax year.
- March 1 is the filing deadline. To receive the exemption for that tax year, file by March 1 with the Lee County Property Appraiser.
If you miss the March 1 deadline, Lee County may allow late filing only under limited circumstances. Procedures can change, so contact the Property Appraiser’s office for current guidance on late applications.
Real-world timing examples
- Example A: You buy and move in during June. You were not an owner-occupant on January 1, so you cannot receive that year’s exemption. Apply by the following March 1 for the next tax year.
- Example B: You close in December and move in before January 1. You can apply for that tax year, as long as you file by March 1 and your documents reflect your new address.
Save Our Homes cap explained
Once you receive the homestead exemption, Florida’s Save Our Homes (SOH) cap limits your annual assessed value increase to the lesser of 3% or the Consumer Price Index. Over multiple years, that cap can create a gap between market value and assessed value. The gap is your SOH benefit, and it can significantly reduce annual property taxes.
For buyers, this means the assessed value in future years may rise slowly, even if market prices move faster. To see the impact on a specific property, ask the Lee County Property Appraiser for a projected tax comparison with and without homestead and SOH.
Portability for Florida-to-Florida moves
If you are moving from one Florida homestead to another, portability lets you transfer your SOH benefit to your new primary residence. This can lower the assessed value of the new home in the first year of your new homestead.
Key points to know:
- The transferable SOH benefit is commonly capped at up to $500,000, subject to state limits and county procedures.
- You claim portability with the county where your new homestead is located, typically when you file for your homestead exemption.
- If your prior homestead was in another Florida county, property appraisers will coordinate to verify your benefit.
- Portability applies only to Florida homesteads. If you are moving from out of state, there is no SOH benefit to transfer.
Example C: You had a long-standing homestead elsewhere in Florida with a large SOH benefit. When you buy in Bonita Springs and make it your primary residence, file for homestead and claim portability at the same time. Lee County will calculate the allowable benefit and apply it to your new assessment, within the legal limits.
How to apply in Lee County
Lee County Property Appraiser is the local authority for Bonita Springs addresses. The office typically offers an online portal and in-person options. Here is a straightforward process to follow:
- Confirm ownership is recorded
- Make sure your deed is recorded promptly after closing. The appraiser uses the recorded deed to confirm ownership.
- Update your Florida documents
- Update your Florida driver’s license or ID to the property address. Update voter and vehicle registrations, if applicable, so your documentation aligns.
- Gather proof of residency
- Keep recent utility bills or other documents that show you occupy the home. These may be requested.
- File by March 1
- File your homestead application with the Lee County Property Appraiser by March 1 of the tax year. If you were an owner-occupant on January 1, file as soon as your documents are updated.
- Add portability if eligible
- If you had a prior Florida homestead, submit the portability claim with your homestead application or as directed by Lee County.
- Follow up with your mortgage servicer
- Once approved, share your homestead exemption notice with your lender so they can adjust your escrowed tax payments.
If you believe you missed the deadline, contact the Property Appraiser’s office right away to ask about late-filing procedures and whether you qualify for an exception.
Special local considerations
- Bonita Springs properties receive tax bills based on assessments from the Lee County Property Appraiser and millage rates set by the county, city, school district, and special districts.
- Many neighborhoods include Community Development Districts or other special assessments. These charges may not be reduced by the homestead exemption. Ask early about any CDD or special district assessments and when they appear on your bill.
- To understand your estimated taxes for a specific address, request a projection from the Lee County Property Appraiser. Ask for a comparison with and without homestead and SOH so you see the potential savings.
Quick buyer checklist
Before closing
- Discuss your intent to claim homestead with your agent or closing attorney and plan around the January 1 rule when possible.
- If moving from another Florida homestead, collect your prior county’s parcel number and copies of tax records showing just value and assessed value, if you have them.
- If you want eligibility for the current tax year, try to close and occupy the home before January 1.
Right after closing
- Confirm your deed is recorded.
- Update your Florida driver’s license or ID, voter registration, and vehicle registration to your new Bonita Springs address.
- File the homestead application with Lee County by March 1. File portability at the same time if eligible.
- Send approval documents to your mortgage servicer so escrow can be adjusted.
If you miss a deadline
- Contact the Lee County Property Appraiser immediately to review late-filing options and what evidence you may need to provide.
Common pitfalls to avoid
- Assuming the seller’s homestead transfers to you. It never does. You must qualify and apply.
- Missing the March 1 deadline. Put a reminder on your calendar as soon as you close.
- Overlooking the January 1 rule. If you are not an owner-occupant by January 1, you cannot claim that year’s exemption.
- Forgetting to update your identification. Mismatched addresses can delay approval.
- Misunderstanding the second $25,000. It does not apply to school taxes.
- Expecting portability from out-of-state. Only prior Florida homesteads qualify.
Final thoughts
If you plan to make your Bonita Springs home your primary residence, the Florida homestead exemption can reduce your tax bill and protect you from rapid assessment increases. Getting the timing and paperwork right is the key. Plan around January 1 when you can, file by March 1, and bring portability paperwork if you are moving from another Florida homestead.
You do not have to figure it out alone. Kevin Shelly Realty helps you line up the right steps before and after closing so you can lock in your benefits on time. Have questions about a specific property, CDDs, or how SOH might affect your future taxes? Reach out to Kevin Shelly Realty for local guidance that fits your plan. Get Your Instant Home Valuation if you are also considering selling a current home as part of your move.
FAQs
What is the Florida homestead exemption for a primary residence?
- It reduces the assessed value of your primary residence by up to $50,000 for ad valorem taxes, with the second $25,000 not applying to school district taxes.
How does the Save Our Homes cap limit future tax increases?
- Once you establish homestead, annual assessed value increases are limited to the lesser of 3% or the Consumer Price Index, potentially creating long-term savings.
What are the key deadlines to claim homestead in Lee County?
- You must own and occupy the home on January 1, and you must file the application with the Lee County Property Appraiser by March 1 of that tax year.
Can I use portability when moving to Bonita Springs from another Florida county?
- Yes, you can transfer your Save Our Homes benefit, up to the statewide limit commonly reported as $500,000, by filing the portability claim with your homestead application.
Does the seller’s existing homestead status help me as the new owner?
- No. Homestead does not transfer between owners. You must meet the requirements and file your own application after you become the owner-occupant.
Are Community Development District assessments reduced by homestead?
- Often no. Many special assessments, including CDDs, are not affected by the homestead exemption. Review the specifics for your property before closing.
Can I apply for homestead if I close after January 1?
- You can apply, but you will not qualify for that calendar year’s exemption. File by the next March 1 to receive the exemption for the following tax year.
