How to apply for a homestead exemption in almost every state

A homestead exemption is a legal provision that reduces the taxable value of your primary residence, lowering your annual property tax bill. Available in most states, this exemption removes a portion of your home's assessed value before property taxes are calculated. Meaning, you pay taxes on a lower value.

For example, if your home is valued at $400,000 and you qualify for a $50,000 exemption, you'll only be taxed on $350,000. To qualify, the property must be your primary residence where you live year-round.

How does a homestead exemption work?

A homestead exemption protects your home, usually your most valuable asset, from creditors and decreases your property tax burden. Filing for a homestead exemption removes part of your home's assessed value before taxes are calculated. You're then taxed on a lower home value, which translates to real savings on your annual property tax bill.

Most homestead exemptions work on a sliding scale, so homes with lower assessed values often see proportionally bigger tax benefits. Appealing your property tax bill can be another helpful way to lower annual property taxes.

Homestead exemptions may be available for:

• School taxes

• County taxes

• Homeowners age 65 and over

• Homeowners who are disabled

• Additional percentage exemptions determined by local school districts, counties, cities, or special districts

Filing deadlines, as well as the amounts for the exemption, will vary by state. Some states offer more protection for married couples; others don't. Certain states allow 100 percent homestead protection, while other states provide little-to-no protection. New Jersey, for example, has no formal homestead exemption, while Kansas has an unlimited (up to 100 percent) exemption.

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Where to apply for the homestead exemption by state

Almost all states offer homestead exemptions. Click below to find the application information for your state:

1. Alabama

2. Alaska

3. Arizona – Only available as the Senior Property Valuation Protection (SPVF)

4. Arkansas

5. California

6. Colorado

7. Connecticut

8. Delaware

9. District of Columbia

10. Florida

11. Georgia

12. Hawaii

13. Idaho

14. Illinois

15. Indiana

16. Iowa

17. Kansas

18. Kentucky

19. Louisiana

20. Maine

21. Maryland

22. Massachusetts

23. Michigan

24. Minnesota

25. Mississippi

26. Missouri

27. Montana – No homestead exemption; available as the Property Tax Assistance Program (PTAP)

28. Nebraska

29. Nevada

30. New Hampshire

31. New Jersey – No homestead exemption; provides other tax exemptions/deductions

32. New Mexico – No homestead exemption; Head of Family Exemption is used instead

33. New York

34. North Carolina

35. North Dakota

36. Ohio

37. Oklahoma

38. Oregon

39. Pennsylvania

40. Rhode Island

41. South Carolina

42. South Dakota

43. Tennessee

44. Texas

45. Utah

46. Vermont

47. Virginia

48. Washington

49. West Virginia

50. Wisconsin

51. Wyoming

If you haven't filed yet, put your deadline on your calendar and set aside an hour or two to do it. If your deadline has passed, read on to find out what to do next.

What if you forget to apply? Take these 4 steps

Missing the homestead exemption deadline is more common than you think, so common that internet forums are filled with frustrated homeowners looking for solutions. The good news? You have options:

1. Ask for an extension or file late

Most states have late filing options specifically because this deadline gets missed so often. In Texas, late applications are allowed up to five years after the delinquency date, while Florida permits late filing through September even though the standard deadline is March 1.

2. Ask nicely

A little politeness can go a long way. Even if you've missed multiple deadlines for your homestead exemption, it's still worth trying to get in touch with your state's comptroller or property tax office to ask for leniency. In some states, if you file a letter of good cause as to why your homestead exemption application was late, they'll still accept it.

Examples of extenuating circumstances within this grace period may include a personal crisis or family emergency, physical or mental illness, or another unforeseen event that could cause a time delay.

3. Ask about changes in your circumstances

Each state's homestead exemption laws have different requirements and benefits for homeowners. In a state like California, homesteading laws shelter widows/widowers by protecting them against losing their home, as long as it's their primary residence. Other states offer a home improvement exemption or an "assessment freeze" for seniors that can minimize or decrease an annual change in taxes.

4. Ask if it's already filed

Sometimes homeowners panic about missing the deadline only to discover their exemption has been filed. This might happen because:

• An accountant filed it years ago, and it automatically renews

• Some counties automatically apply exemptions after your initial application

• Your mortgage company or title company filed it on your behalf

Filing requirements vary. Some counties require a one-time application, while others require annual renewal. Even in states where exemptions seem automatic, it's smart to verify that yours has been filed.

Important note: Be on the lookout for fraudulent websites or letters in the mail requesting payment to file your homestead exemption. Your county's tax assessor won't charge you a fee to file.

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