ServicesExemption Applications
Live Local Act Exemption Applications in Pompano Beach
The Live Local Act can take a large bite out of the property tax on qualifying affordable units, but only if every form, rent figure and deadline lines up. We prepare the full application with you and explain each requirement in plain language.
How the exemption works and where we fit in
Under Florida's Live Local Act, a multifamily property with more than 70 units reserved for income-qualified residents can have tax removed from those units. If the resident in a unit earns 80% of area median income or less, that unit may be exempt in full. If the resident earns more than 80% but no more than 120% of median, the unit may qualify for a 75% reduction.
Two offices are involved before any savings show up. First the Florida Housing Finance Corporation certifies the property. Then the owner sends form DR-504AFH to the county property appraiser. We treat the two filings as one job, so the unit counts and rents the state approves are the same ones the county reviews.
We have prepared filings for about 100 Florida properties. Most of what that teaches shows up in the details: matching each unit to the right rent limit, counting units the way reviewers expect, and spotting the questions a reviewer is likely to raise.
What we do on your application
Eligibility review
We look at your unit count, current rents and resident income records to see whether the property meets the thresholds. You get a clear yes, no or not yet, with the reason.
Unit-by-unit rent check
Each qualifying unit must rent at or below the published limit for its income tier and bedroom count. We compare your rent roll against the current limits and flag any unit that is over.
FHFC certification package
We assemble the certification request for the Florida Housing Finance Corporation, including the unit schedule and supporting records. Our FHFC Certification Filing page explains this step in more detail.
County DR-504AFH filing
After the state signs off on your certification, we complete form DR-504AFH and file it with the Broward County Property Appraiser. We keep an eye on the calendar so it lands ahead of the March 1 deadline.
A written estimate of savings
Before you commit, we estimate what the exemption could be worth based on your assessed value and the units that qualify, so you can decide if it is worth pursuing.
Signs it is time to apply
You own more than 70 affordable units
If a property in Pompano Beach or nearby has more than 70 units renting to residents within the income limits, it may already qualify and simply has not filed.
Your tax bill keeps climbing
Rising assessments squeeze properties that cap rents. An exemption on qualifying units can relieve that pressure.
Your rents sit near the limits
If you are unsure whether some units are just over or just under the limit, a careful review can show how many truly count.
A past attempt was denied
Denials often come from a mismatched unit count or a missing document. We can find what went wrong and help you prepare for the next filing cycle.
You just bought or finished a building
New ownership or a newly completed property is a good moment to confirm eligibility before the next deadline arrives.
How the application works with us
- 1
A free eligibility check by phone
Give us a call and describe the property. We talk through how many units you have, what they rent for and roughly what residents earn. By the end of that conversation, most owners can tell whether an application is worth the effort.
- 2
Pulling your records together
Next we tell you exactly which papers to send: your current rents by unit, the bedroom breakdown, each resident's signed income paperwork and proof of ownership. Follow-up conversations can be by phone, by video or at our office, whichever suits you.
- 3
Review and fixes before filing
We check every unit against the rent and income rules and tell you about any gaps. Fixing a problem now is far easier than answering a reviewer later.
- 4
State certification, then county filing
We submit the certification package to the Florida Housing Finance Corporation and track it until a decision comes back. Once the property is certified, the DR-504AFH goes to the property appraiser, and you receive a copy of everything we sent.
What affects the cost
Our fee depends on how much work your property actually needs. We explain the price on the phone before anything starts, and you will know what is included. The free savings estimate helps you weigh the fee against what the exemption could save.
- Number of units
- More units means more rent and income records to check against the limits.
- Condition of your records
- Organized, current income certifications move quickly. Missing or outdated files take more time to rebuild.
- Mixed income tiers
- Properties with units at both the 80% and 120% levels need each unit sorted correctly, which adds review time.
- Timing
- Starting well ahead of the March 1 county deadline leaves room for questions. A late start compresses the work.
Questions owners ask about the exemption
Something not covered here? (954) 738-7700
Does every unit in my building need to be affordable?
No. The property needs more than 70 units that meet the income and rent rules, and the exemption applies to those qualifying units. Market-rate units in the same building are taxed as usual.
Do I have to apply again every year?
Yes. The exemption is not permanent once granted. Certification and the county filing are renewed each year, which our Annual Recertification service handles.
What happens if I miss the March 1 deadline?
A late filing can cost you the exemption for that tax year. That is why we start early and build in time for state certification before the county deadline.
How do you verify resident incomes?
Qualifying units depend on documented resident income at or below the limit. We review your existing certifications, and if records are thin, our Resident Income Verification service can help bring them up to date.
Is the eligibility check really free?
Yes. We talk through your property by phone and tell you whether it looks eligible, with no charge and no obligation to hire us.
Find out if your property qualifies
A short call tells you whether the Live Local exemption fits your building and roughly what it could save. We will walk you through the requirements plainly and answer your questions.