The Florida Homestead Exemption in Bankruptcy

Florida's homestead exemption is one of the most generous in the country. Article X, Section 4 of the Florida Constitution protects unlimited equity in a debtor's primary residence from forced sale by most creditors. There is no dollar cap under Florida law – a Coral Gables homeowner with $2 million of equity in a homestead is fully protected the same as a Hialeah homeowner with $50,000 of equity.

The Florida homestead exemption is the single most important reason wealthy Floridians often file bankruptcy successfully without losing assets that would be unprotected in other states.

Three Requirements

To qualify for the Florida homestead exemption:

1. The owner must be a Florida resident with the intent to make the property a permanent residence. Mere ownership of Florida property is not enough – the owner must actually live there or intend to.
2. Acreage limits must be respected. Within a municipality, the homestead is limited to one-half acre. Outside a municipality, the homestead can be up to 160 contiguous acres.
3. The property must be owned by a natural person, not a corporation. Tenants-in-common and joint tenants qualify if they meet the residency requirement.

The Federal 1,215-Day Cap (BAPCPA)

The 2005 BAPCPA amendments to the Bankruptcy Code added a federal cap on the state homestead exemption for property recently acquired:

• Equity acquired in a homestead within the 1,215 days (approximately 3 years 4 months) preceding the bankruptcy filing is capped at $189,050 (adjusted periodically). 11 U.S.C. § 522(p).
• The cap does not apply to equity rolled over from a previous Florida homestead.
• The cap does apply to recent transplants from other states.

For a Miami filer who has owned the homestead for more than 1,215 days, the full unlimited Florida exemption applies. For a recent buyer or recent transplant, the $189,050 federal cap applies and equity above that amount is at risk.

The 730-Day Residency Rule

Section 522(b)(3) of the Bankruptcy Code requires the debtor to have lived in Florida for the 730 days (two years) immediately preceding the filing in order to use Florida exemptions at all. A new arrival who files within two years uses the exemptions of the state where they previously resided. This sometimes produces awkward results when a debtor moves from a low-exemption state to Florida, but it can be planned around with timing.

What Does and Does Not Defeat the Exemption

The Florida Constitution itself recognizes three categories of debt that can reach a homestead:

• Mortgage liens for purchase money or refinancing
• Mechanic's liens for labor or materials on the homestead
• Liens for unpaid property taxes and assessments

Other creditors generally cannot reach the homestead, even if they hold a recorded judgment lien on other Florida real estate. Judgment creditors of a homestead owner can attach liens but cannot force sale.

Special Issues in Bankruptcy

• Conversion of non-exempt assets into homestead equity. The Bankruptcy Code limits the homestead exemption when a debtor disposes of non-exempt property and uses the proceeds to acquire or improve a homestead within 10 years of filing with intent to hinder, delay, or defraud creditors. 11 U.S.C. § 522(o).
• Sale proceeds. Proceeds from the sale of a Florida homestead are exempt for a "reasonable time" if the debtor intends to reinvest in a new homestead. The protection is fact-specific.
• Mortgage and tax obligations. The exemption does not pay your mortgage. Falling behind on the mortgage still risks foreclosure even with the exemption fully available. See foreclosure defense and Chapter 13 for tools to cure arrears.
• Tenancy by the entireties. A homestead owned as tenants by the entireties between spouses receives additional protection from individual-creditor claims of either spouse.

Strategic Implications

For a Miami homeowner with substantial equity, the Florida homestead exemption often makes Chapter 7 a clean answer to large unsecured debt. The trustee cannot reach the home, the unsecured creditors are wiped out, and the debtor emerges with the property intact and a fresh start.

For a debtor whose largest exposure is a mortgage on a homestead with little equity, the homestead exemption is less central, and the question becomes whether Chapter 13 can cure arrears or whether surrender and discharge make more sense.

Schedule a Consultation

Homestead questions are fact-intensive. Call 786-522-1411 or email email@attorneygoodwin.com to discuss whether the homestead exemption will fully protect your situation.