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Frequently Asked Questions - Non-Homestead 10% Cap
- What is Non-Homestead?
- How does Non-Homestead exemption work?
- Can the Non-Homestead exemption be greater than the market value?
- Do you have to apply for Non-Homestead exemption?
- Can all real property types benefit from Non-Homestead exemption?
- When does Non-Homestead exemption reset?
- If a business is sold and its holdings consist of real property, does that constitute a transfer?
- Are there any exceptions to Non-Homestead reset?
What is Non-Homestead?
The Non-Homestead cap provides a method for limiting the assessed value increase of any real property that does not benefit from a Homestead Exemption.Back to Top
How does Non-Homestead exemption work?
Increases in real property assessed value are limited to no more than 10%, as compared to the previous year, regardless of the market value increase. However, the assessed value may increase up to 10% per year, even if the market value remains the same (commonly referred to as “recapture”); unlike Homesteaded property, which can only go up by 3% or the CPI, whichever is lower.
Any benefit one may have between their assessment and market value does not apply to any millage that is levied by the School Board.Back to Top
Can the Non-Homestead exemption be greater than the market value?
The assessment value of a property can never be greater than the market value.Back to Top
Do you have to apply for Non-Homestead exemption?
The practice of the Miami-Dade Property Appraiser is to apply Non-Homestead exemption automatically. There is no application for the tax payers to fill out.Back to Top
Can all real property types benefit from Non-Homestead exemption?
Non-Homestead can be applied to all types of real property that either do not or cannot have a Homestead exemption. The Florida statutes do view them differently and handle its application slightly differently. Properties fall into either one of two broad categories: residential or non-residential.Back to Top
When does Non-Homestead exemption reset?
Non-homestead resets when there is a cumulative transfer of greater than 50% ownership since the property’s last reassessment.
On non-residential type properties when there are improvements made to the property which contributes to 25 percent or greater to the overall just value. An improvement can either be a new building, building addition, renovation, extra-feature improvements or parcel join.Back to Top
If a business is sold and its holdings consist of real property, does that constitute a transfer?
Yes. A transfer of property may include the exchange or sale of stock or business holdings. If no deed is recorded the new owner needs to notify the Property Appraiser’s office with a state form (Department of Revenue form DR430).Back to Top
Are there any exceptions to Non-Homestead reset?
A transfer between legal and equitable title is not subject to reassessment.
Another exclusion to the transfer reassessment is when it occurs between a husband and wife. This includes when the transfer is the result of a divorce or to a surviving spouse. However, this is only applicable to residential class properties and not to non-residential class properties.
It should also be stated that a re-recording of a deed to correct an error is not cause for resetting the assessment. This is not a transfer, but a correction to a previous transfer.Back to Top
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