ServicesCounty DR-504AFH Filing
County DR-504AFH Filing in Key West
The DR-504AFH is the return that actually claims your Live Local Act property tax exemption with the county. We prepare it unit by unit, match it to your FHFC certification and file it before the deadline, so the exemption you qualified for shows up on your tax bill.
What the DR-504AFH does and when you need it
Qualifying for the Live Local Act exemption and receiving it are two separate steps. The Florida Housing Finance Corporation certifies that your property meets the affordability rules. The DR-504AFH is the Department of Revenue form you then file with the county property appraiser to claim the exemption for that tax year.
The form asks for the property's parcel details, the number of units, which units are set aside at each income level and the rents charged. It is filed each year, generally by March 1, with your current certification attached. If the unit counts on the return do not line up with the certification, the appraiser can question or reduce the exemption.
We handle this filing for owners and managers of multifamily rental properties in Key West and the surrounding area. Most of our work happens at our office, or by phone and video, using records you already keep.
What our DR-504AFH filing includes
Parcel and ownership check
We confirm the parcel numbers, legal owner name and property use match the property appraiser's records. Small mismatches here are a common reason a return gets sent back.
Unit-by-unit schedule
We build the schedule of qualifying units, separating those at or below 80 percent of area median income from those between 80 and 120 percent. Each band is treated differently in the exemption, so the split matters.
Reconciliation with your FHFC certification
We compare the return against your certification line by line. If your rent roll has changed since certification, we tell you plainly what that means before anything is filed.
Preparation and filing
We prepare the completed DR-504AFH, review it with you, and file it with the county property appraiser with the supporting documents attached.
Follow-up with the appraiser's office
If the appraiser's office asks for clarification or more records, we respond on your behalf and keep you informed of where things stand.
Signs your DR-504AFH needs attention
Your certification arrived but nothing else happened
FHFC certification alone does not lower your bill. Without a filed DR-504AFH, the county has nothing to apply the exemption against.
The tax bill did not reflect the exemption
If your bill shows the full assessed value on units you set aside, the return may be missing, late or inconsistent with the certification.
Your rent roll changed during the year
Turnover, rent increases or units moving between income bands can change what you are entitled to claim. The return should reflect the current picture, not last year's.
The March 1 deadline is close
A rushed return is where unit counts and parcel details go wrong. Starting a few weeks ahead leaves time to resolve questions before filing.
You received a letter from the property appraiser
A request for more information or a notice of denial needs a careful, documented reply. We can review the letter and explain your options.
How a filing runs with us
- 1
Free Live Local review
We start with a phone or video conversation about your property, your certification and your last tax bill. You get a straight answer on whether a DR-504AFH filing makes sense and what it should cover.
- 2
Document gathering
We send a short list of what we need, usually your FHFC certification, current rent roll, unit mix and parcel information. Most owners already have these on hand.
- 3
Preparation and your review
We prepare the return and walk you through each figure before it goes anywhere. Nothing is filed until you have seen it and agreed.
- 4
Filing and confirmation
We file with the county property appraiser ahead of the deadline and keep a copy of everything submitted. If questions come back, we handle the reply and tell you what was asked.
What moves the cost of DR-504AFH filing
Our fee depends on how much work the return actually takes, not on a flat percentage of your savings. We explain the fee during your free review, before any work starts. A free savings estimate is also available, so you can weigh the cost against what the exemption is likely worth.
- Number of units and parcels
- A single building on one parcel is simpler than a development split across several parcels. More units mean a longer schedule to prepare and check.
- Condition of your records
- Clean, current rent rolls make the work quicker. If unit records need to be rebuilt or reconciled first, that adds time.
- Changes since certification
- When units have moved between income bands or rents have changed, extra reconciliation is needed so the return and the certification agree.
- Timing
- Starting well before March 1 allows a measured pace. Work that begins days before the deadline takes more concentrated effort.
- Appraiser follow-up
- Most filings go through without further questions. Where the county asks for more, responding to those requests can add to the scope.
DR-504AFH filing questions
Something not covered here? (305) 493-8308
How is the DR-504AFH different from FHFC certification?
They are two separate steps that depend on each other. Florida Housing Finance Corporation reviews your property and confirms it meets the affordability rules. The DR-504AFH is what you then file with the county property appraiser to actually claim the exemption for the tax year. If certification has not happened yet, our FHFC certification filing service is where to begin.
Is this a one-time filing or something we repeat?
It repeats. Each tax year stands on its own, and the county expects a fresh return backed by a current certification. Last year's approval does not carry forward if this year's paperwork is missing. Our annual recertification service keeps the certification and the return on the same calendar.
What happens if I miss the March 1 deadline?
A late or missing return can mean losing the exemption for that year. Some late-filing relief may be available depending on the circumstances, but it is not something to rely on. If you are past the deadline, call and we will tell you honestly what options remain.
Can you file if someone else handled our certification?
Yes. We review the existing certification and your records, then prepare the return to match. If we find inconsistencies, we point them out before filing so they can be addressed.
Do you need to visit the property?
No. The filing is document-based, so we work from our office and meet with you by phone or video. You send records, we prepare the return and review it with you remotely.
How do I know whether filing is worth it?
Ask for a free eligibility check and a free savings estimate. We look at your unit mix and assessed value and give you a plain estimate of what the exemption could be worth before you commit to anything.
Have your return prepared with care
Tell us about your property and your certification, and we will explain what your DR-504AFH should claim and when it needs to be filed. The first conversation is a free Live Local review.