ServicesExemption Applications
Live Local Act Exemption Applications in Fort Myers
If your multifamily property sets aside units for residents at or below local income limits, part of its tax bill may be exempt. We sort out eligibility, build the paperwork and file it carefully, so the exemption is set up to hold year after year.
How an exemption application works
Under the Live Local Act, Florida rental properties can cut or eliminate property tax on units leased to residents at set income levels. Two filings have to agree for that to happen: an FHFC certification and a DR-504AFH sent to the county property appraiser. A slip in either one can cost the exemption for that year.
Owners and managers come to us for the savings without the trial and error. We have prepared filings for about 100 Florida properties, and we build every first application with future years in view. Records set up well now make each annual recertification much easier.
This service fits owners and managers of larger multifamily properties in Fort Myers or nearby places like Gateway or North Fort Myers who have not applied yet, or who applied and were denied.
What we handle for you
- 01
Qualification review
We review your unit count, the portion set aside and how rents stack up against the published caps. You learn plainly whether the property qualifies and at what exemption level.
- 02
Schedule of qualifying units
We list every qualifying unit with its rent and the resident's income band. Both the FHFC and county filings are built on this list.
- 03
FHFC certification request
We put the certification package together, send it to FHFC and follow it until the certification is issued. Our FHFC Certification Filing page has more detail.
- 04
DR-504AFH for the county
With the certification in hand, we complete the DR-504AFH and file it with the Lee County Property Appraiser ahead of March 1.
- 05
Your complete record
You get copies of every document, schedule and letter, arranged so your staff can pull up whatever an auditor or appraiser requests.
Questions about Exemption Applications?
Call(239) 977-9492Signs it is time to apply
You rent units below market
If some of your rents already sit at or under the published limits, you may be paying tax on units that could be exempt.
Your application was denied
Denials often come from a missing certification, a late filing or a unit schedule that does not match rent rolls. Most of those can be corrected for the next tax year.
You just finished a project
New construction and substantial rehabilitation can open the door to the exemption. Applying early sets the pattern for every year after.
Nobody owns the deadlines
When the March 1 filing date depends on whoever remembers it, things slip. We put dates on the calendar and keep them there.
The application, step by step
- 1
A phone review
We go over the property, its units and what they rent for. You find out fast whether applying is worthwhile.
- 2
Collecting records
We send a brief list of what we need, typically rent rolls, lease terms and resident income records. We work from our office or by phone and video, so no one has to come to your property.
- 3
Certifying and filing
The FHFC filing goes in first, and the county application follows once certification is issued. Every document passes by you before we send it.
- 4
Seeing it through
We track the appraiser's decision and reply to any questions. Then we point out what to keep current during the year so the renewal stays easy.
What sets the price
No two properties need the same amount of work, so we quote each application once we know what it involves. You hear the fee before we begin, along with a free savings estimate to set against the expected tax reduction.
- Unit count
- Each added qualifying unit lengthens the schedule and adds income records to check against rents.
- How complete your records are
- Tidy rent rolls and resident files make for quick work. Gaps have to be found and filled first.
- Earlier rejections
- Repairing a turned-down application starts with finding the problem, which adds work before the new filing.
- When you start
- Beginning well before the county's March 1 deadline gives the FHFC certification time to arrive without pressure.
Common questions about applying
Will my property qualify for the exemption?
That turns on how big the property is, how many units are set aside and whether rents stay under the income-based caps. Many smaller properties fall short. Our free eligibility check by phone settles the question before you spend a dollar.
What could the exemption be worth?
Units rented to residents at the lower income level can be exempt in full, and units at the higher level get a partial break. Your real number depends on assessed value and unit mix, and we go over a free savings estimate with you on the call.
When is the filing due?
The property appraiser needs the county DR-504AFH by March 1 of the tax year. Because FHFC certification must come first, a fall start works best.
Is this a yearly application?
Yes. A granted exemption does not carry forward on its own, so every year calls for a new certification and filing. Our Annual Recertification service handles that cycle so you never start from zero.
Do you need to come to the property?
Usually not. We do the work from our office and by phone and video. Your staff sends the rent rolls and income records, and we prepare and file the paperwork.
Find out if your property qualifies
Spend a few minutes with us on the phone going over your unit mix and current rents, and you will get a straight answer on whether applying pays off. If it does, we handle the work from that point on.