ServicesCounty DR-504AFH Filing
DR-504AFH County Filing in Homestead
Your FHFC certification only lowers the tax roll once the DR-504AFH return is filed. We build that return one unit at a time, compare it with your certification and rent roll, and file it with the county property appraiser ahead of the deadline.
The step where certification becomes savings
Florida Housing Finance Corporation certifies that your qualifying units meet the Live Local Act rules. That certification alone does not lower your bill. The owner still has to file Form DR-504AFH with the county property appraiser, attach the certification, and list the units claimed. The statutory deadline is March 1. A late or incomplete return can cost you the exemption for that tax year.
We treat the return as a document you will build on for years, not a single form to get past. The exemption has to be claimed again each year, so the unit list, rent figures and income limits we set up now become the baseline for every later filing. Getting that baseline right once costs less over the life of the property than correcting it every spring.
Our work on the Live Local Act has included developers such as Coral Rock Development Group and Terra Group. We prepare filings for properties in Homestead and nearby communities like Florida City, Princeton and Cutler Bay, working from our office or by phone and video.
What our DR-504AFH work covers
- Certification cross-check
- We compare your FHFC certification letter to the units you plan to claim. The return should never list a unit the certification does not support.
- Unit schedule
- We build a clean schedule of each qualifying unit with its income tier, set at 80 percent or 60 percent of area median income, and its current rent. The two tiers carry different exemption levels, so each unit is placed in the right one.
- Rent limit review
- Rents on claimed units must stay at or below the applicable limit. We check each one against the current published figures and flag any unit that sits too close to the line.
- Return preparation and filing
- We complete the DR-504AFH, assemble the attachments, and walk you through signing. Then we confirm the return reached the property appraiser before March 1.
- Follow-up with the appraiser
- If the office asks a question or requests a document, we prepare the response with you. You see each exchange as it happens.
Signs it is time to bring us in
Your FHFC certification just arrived
Certification is only the first half. Without a filed return, the units stay taxed at full value.
March 1 is close
The return has a fixed statutory date. If your team is also busy with leasing or year-end work, a careful filing deserves its own attention.
Your rent roll has changed
New leases, turnover or unit swaps since certification can put the return out of step with the certification. We sort that out before anything is filed.
A prior return came back with questions
Requests for more information usually point to a gap in the unit schedule or supporting papers. We find the gap and close it so the same issue does not return next year.
What shapes the cost of a DR-504AFH filing
Our fee depends on how much work the property needs, not on a flat formula. We explain the scope on the first call and confirm it in writing before we start. Most of the variation comes from the factors below.
Number of units claimed
A larger unit schedule takes longer to build and check. Mixed income tiers add review time.
State of your records
A current, consistent rent roll moves quickly. Records split across systems or out of date take more work to reconcile.
Timing
Starting well before March 1 leaves room for careful review. A compressed schedule asks more of everyone.
Related work
If you also need FHFC Certification Filing or Resident Income Verification, we can scope them together so nothing is done twice.
How a filing runs with us
- 1
A first call
You tell us about the property, the unit count and where certification stands. We give you a free savings estimate based on what you share.
- 2
Document gathering
We ask for the FHFC certification, current rent roll and unit details. Most clients send these securely after a short video call.
- 3
Draft and review
We prepare the return and unit schedule, then go through them with you line by line. Anything uncertain is noted in writing, not guessed.
- 4
Signing and filing
Once you approve, the return is signed and filed with the property appraiser. You keep a full copy of what was submitted.
- 5
Setting up next year
We keep an organized file of this year's numbers. That file becomes the starting point for your Annual Recertification.
Common DR-504AFH questions
Must FHFC certification be in place before the DR-504AFH is filed?
Yes. The county return depends on the Florida Housing Finance Corporation certification, which goes in with it. If you are still waiting on it, our FHFC Certification Filing service handles that step first.
Is this a yearly filing?
Yes. The exemption is claimed each year, and the property has to keep meeting the rules every time. So we set up the first return as a baseline you can reuse, not a form you fill once.
What if the March 1 deadline passes?
Missing it can cost the exemption for that tax year. Florida law allows late requests only in narrow cases, and those are not worth counting on. We begin early so you never need them.
Can I see likely savings before signing on?
Yes. On the first call we can give you a free savings estimate from your unit count, income tiers and current assessment. It is an estimate rather than a guarantee, and the final decision rests with the property appraiser.
Will we have to visit your office?
No. Plenty of clients handle everything with us by phone and video. If you prefer meeting face to face, our office is open to you.
Let us look at your filing before March 1
Tell us about the property and where certification stands. We will tell you plainly what the return involves and what it is likely to save.