ServicesExemption Applications
Live Local Act Exemption Applications in Homestead
We prepare property tax exemption applications for multifamily owners under Florida's Live Local Act. We document each qualifying unit, line up the state and county filings, and set up records that keep the exemption renewable for years.
An exemption that pays off for years, not one
Under the Live Local Act, qualifying multifamily properties can claim a property tax exemption on units leased to residents inside set income limits. Units for residents at or under 80 percent of area median income can be fully exempt on their portion of the property, and units between 80 and 120 percent can be partly exempt. Owners who keep careful track of each unit get the most from these rules.
We treat the exemption like any asset you plan to hold a long time. A hurried first application may get through once and then fail at recertification. A carefully built file, supported by clean rent rolls and income records, keeps returning value every year with much less work.
We work with developers and owners in Homestead, Florida City and Cutler Bay by phone, by video or at our office. Coral Rock Development Group and Terra Group are among our clients.
What we handle in an application
- 01
Eligibility checked unit by unit
We work through your rent roll and place each unit by income tier and rent. You can see which units earn the full exemption, which earn the partial one and which do not qualify yet.
- 02
Estimate of the savings
Using your qualifying units and the property's assessed value, we estimate what the exemption should save. With that figure you can compare the work of staying compliant with the return across several years.
- 03
Package for state certification
The county grants the exemption only after the Florida Housing Finance Corporation certifies the property. We put that package together, and our FHFC Certification Filing page covers the step more fully.
- 04
Filing with the county
With certification in hand, you claim the exemption on Form DR-504AFH with the county property appraiser. We prepare it so its unit counts and figures agree exactly with the state certification.
- 05
Records ready for renewal
We arrange leases, rent figures and income documents so they move directly into Annual Recertification. Next year begins from a completed file, not an empty one.
Questions about Exemption Applications?
Call(305) 882-9642Signs it is time to apply
You own a larger rental property
The exemption is aimed at multifamily properties with more than 70 units set aside for qualifying residents. If you are close to that threshold, a review shows what it would take to get there.
Your rents already sit near the limits
Many properties already charge rents within the published income limits without ever claiming the exemption. That gap can mean you are paying tax you may not need to pay.
A tax bill changed your numbers
Rising assessments can squeeze margins on workforce housing. An exemption on qualifying units can restore some of that room.
A past attempt stalled
Applications often stall over mismatched unit counts or missing income records. We can pick up where it stopped and fix what held it back.
You are planning a new project
Building the exemption into your plan from the start shapes how you set rents and screen residents. It is far simpler than retrofitting the paperwork later.
How an application moves with us
- 1
A first call
You describe the property, the unit count and how rents are set today. We give you a free eligibility check and tell you plainly whether the exemption looks realistic.
- 2
Document review
You send your rent roll, leases and any income records you hold. We sort units by tier and flag anything that needs a closer look, such as a lease with a rent above the cap.
- 3
Certification and filing
We prepare the state certification package and, once it is approved, the DR-504AFH for the property appraiser. We watch the March 1 county deadline closely, because a late filing can cost a full year of savings.
- 4
Handoff and calendar
You receive a clear summary of what was filed and what was claimed. You also get the dates that matter for next year, so renewal never sneaks up on you.
What shapes the cost of an application
Every property is priced on its own, and we explain the fee by phone before any work begins. The main question is how much organizing your records need before they can support a clean filing. We weigh that cost against the multi-year savings so you can see whether the exemption is worth pursuing.
- Number of units
- More units mean more leases and more income records to check and tie back to the rent roll.
- State of your records
- Tidy, current rent rolls move quickly. Scattered files or missing income documentation take longer to rebuild.
- Mixed income tiers
- A property that mixes 80 percent and 120 percent units needs careful separation, because each tier earns a different exemption.
- Timing
- Starting well ahead of the county deadline leaves room for questions from the state. A late start compresses the work.
Common questions on exemption applications
Will my property qualify?
That turns on your unit count, your rents and your residents' incomes. A property needs over 70 units reserved for residents within the income limits. Our free eligibility check by phone gives you a straight first answer.
What might the exemption save me?
It depends on how many units qualify, their income tier and the property's assessed value. Fully qualifying units can be exempt on their portion of the property, and 120 percent units get a partial exemption. You get a free savings estimate before committing to anything.
Do I file just once?
No. The exemption must be renewed yearly, and both the state and county want current figures each time. So we prepare your records for Annual Recertification starting with the first application.
What if a unit no longer qualifies?
The exemption applies only to qualifying units. When a rent goes above the limit or a resident's income stops fitting, that unit falls out. Our Resident Income Verification and Ongoing Compliance Support services help you spot those changes early.
Must I meet you at your office?
No. Most clients work with us over phone and video and send documents electronically. If you would like to meet in person, our office is open to you.
Find out what your units could save
Tell us about your property and we will walk through which units may qualify and what the exemption is likely to return over the coming years.