March 1 Is Almost Here: Have You Applied for Your Florida Homestead Exemption?

Let me ask you a simple question. 

If you could lower your property taxes, protect your home, and unlock additional benefits, would you take five minutes to do it? 

That is exactly what Florida’s Homestead Exemption offers. Yet every year, homeowners miss out simply because they did not realize the deadline was approaching. 

If you purchased a home in Florida and it is your primary residence, this is your reminder to act before March 1. 

What Is the Florida Homestead Exemption? 

Florida’s Homestead Exemption is one of the most powerful benefits available to homeowners. It is not just about saving money, although that alone can be significant. It is also about protection, stability, and long-term financial security. 

When you apply for Homestead, you may receive a reduction in the taxable value of your home, a cap on how much your assessed value can increase each year, and legal protections that help safeguard your primary residence. You may also qualify for additional exemptions, depending on your circumstances. 

The best part is that you only apply once, if the home remains your primary residence. 

The Tax Savings Add Up Faster Than You Think 

Homestead can reduce your home’s taxable value by up to fifty thousand dollars, depending on your assessed value. That reduction directly impacts your annual property tax bill. 

In addition, Florida’s Save Our Homes Cap limits how much your assessed value can increase each year, generally no more than three percent annually, even when market values rise much faster. 

Over time, this can result in thousands of dollars in savings. 

Protection for Florida Homeowners 

Homestead is not only a tax benefit. It also provides important protection when Florida is truly your primary residence. 

These protections may include safeguards for surviving spouses and minor children, along with limitations on how certain creditors can force the sale of your home. This is one of the reasons Florida’s Homestead laws are considered among the strongest in the country. 

Your home is not just where you live. It is what you are protecting. 

Additional Benefits Many Homeowners Do Not Realize Exist 

Many homeowners are surprised to learn that Homestead can be combined with other exemptions if they qualify. 

Veterans may be eligible for additional exemptions based on service or disability status. Disabled homeowners may qualify for further tax reductions. Widows and widowers may receive added relief. In some counties, low-income seniors may also qualify for additional exemptions. 

Each county administers these programs a bit differently, but they all begin with having Homestead in place. 

Florida Specific, but Worth Checking Everywhere 

This information applies specifically to Florida homeowners, as Homestead laws vary widely from state to state. 

If you own property outside of Florida or recently relocated here, be sure to check with your local county tax or property appraiser’s office to learn how homestead benefits work where you live. The rules, savings, and protections can differ, but many states offer some form of relief for primary residences. 

The Deadline You Do Not Want to Miss 

Here is the key takeaway. 

You must apply for Homestead by March 1. 

If you purchased your home last year and have not applied yet, now is the time. Waiting means forfeiting the benefits for the entire tax year.  In Florida, even if you purchased your home more than a year ago and never filed for Homestead, it is not too late to apply for the current tax year, as long as you meet the primary residence requirements and apply by the deadline. While Homestead cannot be applied retroactively to prior years, homeowners can file now and begin receiving the benefit going forward. 

If your deed was recently recorded, you can apply online through your county property appraiser’s website. And a quick reminder, you never need to pay a company to obtain your deed. It is a public record and available at no cost. 

A Quick Self Check 

Take a moment and ask yourself the following. 

Is this home your primary residence? 
Do you live in it or intend to live in it as your main home? 
Did you purchase the home recently? 
Have you already applied for Homestead? 

If you paused on that last question, this is your sign. 

A Final Thought 

Homestead is one of those benefits that quietly works in your favor year after year once it is in place. However, it only works if you apply. 

If you are unsure whether you have filed, whether you qualify for additional exemptions, or how to get started, I am always happy to help point you in the right direction. 

Your home is more than an address. 
Make sure it is protected. 

Proudly serving homeowners in Manatee, Sarasota, Hillsborough, and across Florida. 

 

Government Shutdown & Real Estate: What Homebuyers and Sellers Need to Know Right Now By a Florida Realtor serving Manatee, Sarasota & Hillsborough Counties

A government shutdown may feel like political noise—until it stops a loan, delays a closing, or traps a family in limbo.

It doesn’t make headlines when a USDA buyer loses their dream home, or when a veteran is told their VA loan needs “more time.” There are no news cameras when a seller’s moving plans stall because a flood policy couldn’t be issued in time. But this is exactly where shutdowns hit hardest: not in Washington, but at kitchen tables.

During a recent episode of The Advocacy Scoop on NAR’s platform, Patrick Newton asked Shannon McGahn a powerful question: What’s harder: preventing a shutdown, or getting out of one once it begins?

Her answer was chilling.

“It’s like quicksand. The more you move, the deeper you get.”

Once a shutdown begins, it’s no longer about negotiation; it’s about who can hold on the longest while essential systems begin to slow or break. And in real estate, we rely on those systems more than almost any other industry.

This is not about politics. This is about people who need homes, loans, insurance, and stability—and how a shutdown places all of that at risk.

How a Shutdown Disrupts Home Loans, Closings, and Confidence

The reality of a government shutdown hits the housing market in very tangible ways. Programs that millions of Americans rely on are deeply connected to federal operations, so even a temporary closure can ripple through transactions.   

FHA Loans
FHA loans insure roughly 15% of all U.S. mortgages, making them a lifeline for first-time buyers and those with moderate credit or down payments. During a shutdown, lenders can still issue loans, but background checks and verifications may take longer. This doesn’t make loans impossible, but it can slow the timeline for closings and require buyers to be extra organized.

VA Loans
VA loans are considered essential, and lenders work to keep them moving. However, back-office operations like eligibility checks and customer support lines can slow, which may delay processing. Even veterans expecting quick closings could encounter temporary bottlenecks.

USDA Rural Housing Loans
For rural buyers, particularly in Florida counties like Manatee, Sarasota, and Hillsborough, USDA loans remain a key tool. The shutdown can slow approvals or require additional documentation, but these programs are still available, with a bit more attention and follow-up.

IRS Verifications
Lenders often need IRS transcripts to confirm borrower income. If IRS staff are on furlough, verifications may stall, affecting both purchases and refinancing. With proper preparation, however, these delays can be anticipated and managed.

Flood Insurance (NFIP)
Flood insurance is critical in Florida. Existing policies remain valid for 30 days even if processing is delayed, and new homeowners can often transfer policies. Still, buyers should understand that new or modified policies may take longer to issue during a shutdown.

HUD Programs
Section 8, rental assistance, and other HUD programs may experience delays. While this does not impact every buyer, it affects rental and investment markets and can influence buyer confidence.

Builders and Construction
New construction can be affected if federal permits or environmental reviews (EPA, HUD) are delayed. FHA condo approvals are already limited in Florida, and a shutdown may temporarily slow the few approvals that exist.

The Bottom Line
Shutdowns don’t stop the market entirely, but they do introduce uncertainty and timing challenges. Buyers and sellers may need to adjust expectations, plan for possible delays, and work closely with professionals who understand how to navigate these federal interconnections.

Staying Confident and Prepared in Today’s Market 

Even with a government shutdown affecting federal programs, homeownership in Florida is very much within reach. Programs like FHA, VA, and USDA are excellent tools, but they do require preparedness. Lenders want to see clarity in credit, income, and debt, and during uncertain times, it can take a bit longer to verify everything. That doesn’t mean buyers should hesitate; it means planning and organization are more important than ever. With the right guidance, these programs can open doors to homeownership that many thought impossible.

Florida itself offers incredible incentives for buyers and sellers alike. From its sun-soaked beaches to vibrant communities in Manatee, Sarasota, and Hillsborough Counties, there’s a lifestyle appeal that continues to draw families and retirees alike. New construction homes are often offering competitive concessions, and even with slightly more detailed scrutiny on loans, interest rates like 3.99% or 4.99% on FHA buy-downs make purchasing a home attractive.

For sellers, understanding how the shutdown can create short-term delays in closings or approvals helps manage expectations and maintain smooth transactions. With careful planning, timing, and working closely with your REALTOR®, you can navigate any slowdown without stress.

At the end of the day, confidence matters more than fear. Markets move, policies shift, and shutdowns come and go. But your family’s dream of a home doesn’t have to wait. Preparation, patience, and the right team by your side can make the difference between lost opportunity and successful ownership.

---

Guidance You Can Count On

If you’re ready to explore options or just need clarity, I’d love to help you build your plan. Whether it’s understanding loan programs, navigating a challenging market, or preparing for a smooth closing, my goal is to keep your experience informed, strategic, and confident.

Proudly serving homeowners in Manatee, Sarasota, Hillsborough, and across Florida, I’m here to make sure that your path to homeownership—or your next move—is steady, clear, and successful.