This is especially true in Miami-Dade and Broward, where many older homeowners have lived in their homes for decades. The home may be worth much more today, but the senior’s income may not have grown the same way.
A senior may own a valuable home and still worry about paying the tax bill.
That is a real problem.
The good news is that Florida has several property tax benefits for homeowners. But not every senior qualifies for enough help. Some programs reduce the tax bill. Some delay payment. Others still leave the senior needing cash.
That is why more families are looking for new ways to help seniors pay property taxes and stay in their homes.
Start with the Florida Homestead Exemption
The first place to look is the Florida Homestead Exemption.
Florida homeowners who own and live in their property as their permanent residence may qualify for a homestead exemption. The Florida Department of Revenue says the exemption can reduce a home’s taxable value by as much as $50,000.
Miami-Dade also explains that the first $25,000 applies to all taxing authorities, while the second $25,000 excludes the School Board and applies to assessed values over $75,000.
This can help. But it may not be enough.
For many seniors, the tax bill is still hard to pay, especially when insurance, repairs, HOA fees, food, and medical costs are also rising.
Senior property tax exemptions in Miami-Dade
Miami-Dade offers senior property tax exemptions for homeowners who meet certain requirements.
Standard Senior Exemption: May be available if the property has a Homestead Exemption, at least one homeowner is 65 or older as of January 1, and total household adjusted gross income is below the annual limit. Miami-Dade lists the 2024 income limit as $37,694 for the 2025 benefit year.
Long-Term Resident Senior Exemption: For certain low-income seniors who have lived in their home for at least 25 years and whose home value is below the required limit.
These benefits can be valuable.
But they are not automatic for everyone. They may depend on income, age, homestead status, city adoption, and application deadlines.
Senior property tax exemptions in Broward
Broward also has senior exemption options.
Low-Income Senior Exemption (2026): The Broward County Property Appraiser requires the applicant to be 65 or older as of January 1, 2026, have Homestead Exemption, and have combined household adjusted gross income for 2025 not exceeding $38,686.
Long-Term Residency Senior Exemption: For eligible seniors who have lived in the property for at least 25 years, meet age and income rules, and have a just value below $250,000 in the initial year of application.
Again, this can help the right homeowner.
But many seniors still need more than an exemption.
What if the senior cannot pay the tax bill?
Florida also has a Homestead Tax Deferral program.
A deferral does not erase the taxes. It delays payment.
Miami-Dade: Eligible homeowners may defer a portion or all of their property taxes and non-ad valorem assessments, but the deferred amount and interest become a prior lien on the homestead. Interest accrues until the balance is paid, and the rate may not exceed 7%.
Broward: Its tax deferral program allows eligible homestead homeowners to delay taxes and non-ad valorem assessments, but the lien accrues interest until paid.
For some seniors, this may provide breathing room.
But it is still a lien. It still has to be repaid later. Families should understand that before choosing it.
Why property taxes become a family issue
Property taxes are not only a bill.
If they go unpaid, they can create serious problems for the home.
Adult children may not know their parent is struggling until the bill is already late. Some seniors feel embarrassed. Others do not want to worry their family.
But waiting can make the problem harder.
Families should ask simple questions:
- Is the Homestead Exemption active?
- Does the senior qualify for a senior exemption?
- Has the tax bill been reviewed?
- Are there unpaid taxes from prior years?
- Is a deferral available?
- Would a deferral create a lien the family understands?
- Can the family help without creating stress?
- Is there a better long-term way to use home value?
These questions matter because property taxes are often part of a bigger issue: the senior is house rich but cash poor.
See Which Options You Qualify For
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Get My Free Options ReportWhen exemptions are not enough
Many seniors in Miami-Dade and Broward have valuable homes but limited monthly income.
They may qualify for some tax relief but still struggle with the rest of the bill.
They may also face:
- High insurance premiums.
- Roof repairs.
- Condo or HOA fees.
- Medical costs.
- Home care costs.
- Adult day care costs.
- Family needs.
This is where a short-term solution may not be enough.
Borrowing from family may help once. A credit card may cover one bill. A tax deferral may delay the issue. But the senior may still need a more stable plan.
For more context, read House rich cash poor seniors.
HomeInherit as a new option in Miami-Dade and Broward
HomeInherit is a newer option for seniors in Miami-Dade and Broward who want to access home value without a traditional loan.
Instead of borrowing against the home, the senior may sell a portion of the home’s future inheritance value, depending on the final agreement.
This is designed to give the senior cash today without monthly loan payments, traditional loan debt, or compounding loan interest from HomeInherit. Internal HomeInherit materials describe the model as helping seniors access home equity without debt, monthly payments, or interest, while staying in the home depending on the agreement.
That money may be used for property taxes, insurance, repairs, care, or other needs, depending on the senior’s situation and the agreement.
HomeInherit materials also describe a Peace of Mind approach where taxes, insurance, and HOA costs may be managed through a third party or reserves so seniors do not accidentally create problems that hurt the home.
This can make HomeInherit more stable than simply waiting for the next tax bill to become a crisis.
The tradeoff for heirs
There is still a tradeoff.
If a senior receives money today by selling part of the home’s future inheritance value, heirs may receive less later.
That does not make it wrong. It means the family should understand the decision clearly.
For some families, using part of the home’s value now to keep taxes paid, avoid stress, and help the senior stay safely at home may be worth it.
For other families, preserving the full future inheritance may matter more.
The right answer depends on the senior’s needs, the home, the family, and the final agreement.
Who this may not be right for
Using home value may not be right if:
- The senior does not need extra money.
- The family's main goal is to preserve the full future inheritance.
- The senior plans to sell soon.
- The homeowner or family does not understand the agreement.
- A simple exemption, payment plan, or family contribution solves the issue.
Bottom line
Seniors in Miami-Dade and Broward should first check for Homestead Exemption, senior exemptions, long-term senior exemptions, and possible tax deferral programs.
Those can help.
But if the tax bill is part of a larger cash problem, the senior may need a more stable option.
HomeInherit may be one option for seniors who want to use part of their home’s future inheritance value to help pay property taxes and other costs, while staying in the home depending on the agreement.