ServicesDR-504AFH Filing
County DR-504AFH Filing in West Palm Beach
The DR-504AFH is the county application that turns your affordable units into a property tax exemption. We gather the supporting records, check every unit against the rules and file it with the property appraiser so nothing stalls on a missing page.
Why the county form matters
A multifamily property that rents units to residents at set income levels can have part of its assessed value exempted under the Live Local Act. Clearing the Florida Housing Finance Corporation's review is one piece of that. The exemption itself comes from the county, and the property appraiser grants it through the DR-504AFH.
Most owners come to us once their FHFC paperwork has arrived or is nearly done, and they want the exemption on next year's tax bill. The property appraiser generally needs the application by March 1, which is why this work tends to begin over the winter months.
Clients in West Palm Beach and nearby towns like Riviera Beach and Palm Beach Gardens work with us at our office or by phone and video. Coming in is optional.
What we prepare and file
- 01
A unit-by-unit schedule
We list every unit claimed for the exemption with its rent, size and income tier. The appraiser reviews the form at the unit level, so we build it that way from the start.
- 02
Matching the state certification
Your FHFC certification and your county form have to tell the same story. We check unit counts, income bands and parcel numbers line by line so the two documents agree.
- 03
Supporting records, explained
Rent rolls, resident income certifications, the recorded affordability commitment and proof of construction completion each carry different weight. We tell you which ones the appraiser leans on, which are nice to have, and what to do if one is incomplete.
- 04
Filing and confirmation
We file the finished DR-504AFH package with the Palm Beach County Property Appraiser and keep a dated record of every page that went in. If you ever want to know where things stand, a quick phone call gets you the answer.
- 05
Follow-up questions
If the appraiser's office asks for clarification, we answer it with you. Most questions come down to one unit's income paperwork or a rent figure, and they are easier to settle quickly.
Questions about DR-504AFH Filing?
Call(561) 878-9229Signs it is time to file
Your FHFC certification just arrived
The state letter does not reduce your tax bill by itself. The county application is what puts the exemption on the roll.
March 1 is getting close
A late or incomplete application can push your savings back a full year. Starting a few weeks ahead leaves room to fix gaps in the records.
Your rent roll changed since last year
New leases, move-outs and rent increases can shift which units qualify. The form should reflect the property as it stands now.
Your exemption was reduced or denied
A denial often traces back to one mismatched number or a missing income record. We review what was filed and what the appraiser flagged before refiling.
How a DR-504AFH filing runs with us
- 1
Start with a free phone review
On the first call we cover how many units you have, how they are rented and how far along the state certification is. By the end, you know if this tax year is realistic and which records to pull together.
- 2
Pulling the right paperwork
You or your property manager gather the rent roll, resident income certifications and the FHFC letter. We explain the purpose of each document up front, so nobody wastes an afternoon hunting for files the appraiser will never look at.
- 3
Building and checking the form
We prepare the DR-504AFH and its schedules, then compare every unit against the income and rent limits. Anything that does not line up gets flagged to you before filing, not after.
- 4
Your sign-off and our filing
You read through the final package and sign where the owner's signature is required. We then file it with the property appraiser and give you a full copy for your own records.
What affects the cost of a DR-504AFH filing
We would rather look at your property than quote blind, so pricing comes after a free review. Two things matter most: the number of units on the form and the shape your files are in today. Before we begin, you will hear the full scope in plain language.
- How many units you claim
- Each qualifying unit gets its own check against rent and income limits. Forty units is a much lighter lift than four hundred.
- How many income tiers you have
- Units at different income levels earn different exemption percentages. A building that mixes tiers takes more care to schedule correctly.
- How complete your files are
- Up-to-date income certifications let us move quickly. Gaps or expired paperwork add time spent confirming details, and some owners pair this filing with our resident income verification service to close those gaps.
- How close the deadline is
- Work that begins a week before March 1 has to move faster than work that begins in December. An early start is easier on your staff and ours.
Common DR-504AFH questions
Do I need the state approval in hand before the county form?
Yes. The property appraiser looks for sign-off from the Florida Housing Finance Corporation before it will grant the exemption. If that step is still open, our FHFC certification filing service handles it. We keep the state and county packages consistent with each other, which means fewer questions once the appraiser starts reviewing.
What is the deadline for the DR-504AFH?
In Florida, exemption applications generally need to reach the property appraiser by March 1 for the tax year in question. We suggest getting started in December or January, which leaves time to sort out any missing records.
Is this a one-time filing?
No. The property has to keep meeting the rules for the exemption to continue, so plan on paperwork each year. Our annual recertification service keeps both the state and county sides up to date without rebuilding everything from zero.
What if only some of my units qualify?
That happens all the time. Only the qualifying units receive the exemption, so we list them apart from your market-rate units. The appraiser can then see exactly which units are claimed and on what basis.
Can I see the likely savings before deciding?
Yes. Our free savings estimate looks at your unit count, income tiers and current assessed value. You get an honest sense of the numbers before you agree to anything.
Let's get your county filing on track
One short phone conversation is enough to see where your property stands. We will list the records worth gathering and give you a straight answer on whether this tax year is still realistic.