Travis Bunn
Founder, AppealDesk · Published March 27, 2026 · Updated August 2, 2026
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Updated August 2026
Here is the scenario that catches Florida heirs every year. A parent bought a home decades ago, claimed the homestead exemption, and Florida's Save Our Homes cap held the assessed value to no more than 3 percent growth per year while the market value climbed far past it. The parent's tax bill stayed small. Then the parent dies, the home passes to an adult child, and on the very next January 1 the county property appraiser wipes out the entire accumulated cap and reassesses the home at full just (market) value. The heir did nothing wrong and filed nothing late. The reset is automatic, and the first document that shows the new number is a TRIM notice that arrives the following August, often mailed to the decedent's own address.
This guide covers exactly how the reset works under Florida Statute 193.155, the narrow group of people who escape it, the March 1 deadline for starting your own cap, why the decedent's portability benefit dies with them, and the 25-day window to petition the Value Adjustment Board if the reset assessment overshoots the market. If you want the broader appeal process, see our Florida property tax appeal guide.
Save Our Homes limits annual increases in a homesteaded property's assessed value to the lower of 3 percent or the change in the Consumer Price Index. Over a long ownership, that opens a gap between the capped assessed value and the just value the appraiser would otherwise use. Florida taxes the capped number, so the gap is pure savings, and on older homesteads in fast-appreciating markets it can be enormous.
The catch is in F.S. 193.155(3): when homestead property changes ownership, it "shall be assessed at just value as of January 1 of the year following a change of ownership." A transfer at death counts as a change of ownership unless it fits one of the statutory exceptions below. The timing matters. Florida assesses everything as of January 1, so an owner who dies in February leaves heirs nearly two full years on the old capped value, while a death in December triggers the reset within weeks.
Suppose a parent bought a Tampa home in 1999 and its Save Our Homes assessed value stands at $210,000 while its just value is now $520,000. All numbers here are round hypotheticals, not quotes of any county's rates. At a combined millage near Florida's typical effective rate of roughly 0.86 percent, the parent's bill runs around $1,800. After the reset, the same millage applied to $520,000 produces a bill in the neighborhood of $4,500, before any new exemptions the heir may claim. The heir's bill did not creep up. It multiplied by roughly two and a half overnight, because the taxable base jumped $310,000 in a single reassessment.
F.S. 193.155(3)(a) carves out specific transfers that do not count as a change of ownership. These are the ones that matter at death:
Notice what is missing from that list: the ordinary case of an adult child, sibling, or other relative who inherits a Florida home they were not living in. For that heir, the reset applies in full. No deed structure signed after the fact can undo it, because the statute looks at the facts as they existed at the death.
Enter the property address and we compare the new just value against actual market evidence in that county. Takes 30 seconds.
The reset cannot be reversed for a non-exempt heir, but it can be stopped from repeating. If you make the inherited home your permanent residence, you can claim your own homestead exemption and begin a fresh Save Our Homes cap. The mechanics under F.S. 196.011 and 193.155:
One wrinkle worth knowing: title questions during probate can complicate the January 1 residency picture. If you intend to keep the home, talk to the estate's attorney about getting record ownership resolved before the first January 1 you plan to claim.
Florida's portability rule, F.S. 193.155(8), lets a homeowner move up to $500,000 of Save Our Homes benefit from one Florida homestead to the next, if the new homestead is established within three years of leaving the old one. Heirs sometimes assume this means the decedent's accumulated benefit can be ported onto them. It cannot. The statute allows the reduced assessment only when "the person who establishes a new homestead has received a homestead exemption as of January 1 of any of the 3 immediately preceding years." The person claiming portability must be the person who held the prior exemption. Spouses share each other's benefit; children and other heirs do not. The decedent's differential simply evaporates at the reset.
The useful flip side: if you owned your own homesteaded Florida home within the last three years and you move into the inherited property, you can port your own accumulated benefit into it, up to the $500,000 limit. For an heir giving up one Florida homestead to occupy an inherited one, that can claw back a meaningful piece of the reset.
The reset does not announce itself with a letter titled "your taxes are going up." It surfaces in the annual TRIM notice (Truth in Millage), which under F.S. 200.065 the property appraiser mails within 55 days of the July 1 value certification, which in practice means mid to late August in most counties. The TRIM notice shows the new just value and proposed taxes.
Two traps for heirs, one procedural and one practical:
Why appeal at all, if the reset itself is legal? Because the reset only requires assessment at just value, and appraisers estimate just value in bulk. Inherited homes are disproportionately likely to be over-assessed at reset: they often carry decades of deferred maintenance, dated interiors, and record-card errors that mass appraisal models miss. If comparable sales say the home is worth less than the new just value, you can request an informal conference with the property appraiser under F.S. 194.011(2) and file the VAB petition to protect the deadline. The step-by-step process, evidence standards, and county filing details are in our Florida appeal guide.
Heirs who rent the home out instead of moving in get no homestead exemption and no Save Our Homes protection, but they are not entirely uncapped. Under F.S. 193.1554, nonhomestead residential property is assessed at just value as of the January 1 following the change of ownership, and after that first reset year, annual increases in assessed value may not exceed 10 percent. Two important limits on that comfort:
This makes the accuracy of that first reset assessment even more important for landlord heirs: an inflated just value in year one compounds under the cap structure for as long as you hold the property, and appeal rights through the Value Adjustment Board are identical for rentals.
Inheriting the home itself costs nothing in Florida transfer taxes at death. Florida's estate tax under Chapter 198 was a "pick-up" tax equal to a federal credit that no longer exists, and F.S. 198.13(4) provides that when no federal credit is allowable, no Florida estate tax return is even required. Chapter 198 imposes no separate inheritance tax on beneficiaries. Only the federal estate tax can apply, and only to estates above the federal exemption threshold, which most Florida estates never reach. The recurring cost of inheriting a Florida home is not a death tax. It is the property tax reset described above, every year, for as long as you hold the property.
Comparable sales analysis, the Florida petition steps, and a cover letter for your county Value Adjustment Board in one packet.
No. F.S. 193.155(3)(a) expressly excludes transfers between spouses, including a transfer to a surviving spouse at death, from the definition of a change of ownership. The capped assessed value carries forward and the homestead exemption continues as long as the surviving spouse keeps the home as their permanent residence.
Only if you meet both parts of the statutory exception: you were a permanent resident of the property at the owner's death, and you were legally or naturally dependent upon the owner. Living there alone is not enough. If you qualify, the transfer does not trigger reassessment. If you were an independent adult who happened to share the house, the reset applies, though you can still claim your own homestead exemption by March 1 and start a new cap.
Yes, if it is your own benefit. Under F.S. 193.155(8), a person who received a homestead exemption on their own Florida home as of January 1 in any of the three preceding years can transfer up to $500,000 of assessment difference to a new homestead, including an inherited one they move into. What you cannot do is claim the decedent's benefit. Portability belongs to the person who earned the exemption, plus their spouse, and it dies with them.
The VAB petition deadline under F.S. 194.011(3)(d) runs from the mailing of the notice, and counties enforce it tightly, though VABs can consider petitions accompanied by a showing of good cause for lateness. Practically, your first calls should be to the property appraiser's office to update the mailing address on the roll and ask about an informal review of the value. If this year is lost, prepare comparable sales evidence for next August, when a fresh TRIM notice restarts the window.
The reassessment takes effect the January 1 after the change of ownership. You will first see the number in the TRIM notice mailed the following August, and the bill reflecting it arrives in November. A death early in the year gives heirs the longest runway on the old capped value; a death late in the year means the reset lands within months.