About Our Live Local Act Consulting in Palm Beach Gardens
Owners of multifamily rentals come to us to qualify for the Live Local Act property tax exemption and hold onto it year after year. We prepare the filings and explain what each requirement means, so you understand your own exemption instead of signing forms you have never read.
Why We Explain Before We File
The Live Local Act exemption sits on a short chain of documents, and each link has to hold. A property generally needs more than 70 units, a share of those units set aside for residents at or below set percentages of area median income, and rents held under the published limits. The Florida Housing Finance Corporation certifies the units first. Then the DR-504AFH application goes to the county property appraiser, usually by March 1. Miss a step or a date and the exemption for that year can be lost.
Many owners come to us after hearing the exemption described in a single sentence. That sentence skips the detail that decides the outcome. The statute draws a line at 80 percent of area median income, and units under that line earn a different exemption than units falling between 80 and 120 percent. The exemption also applies to the qualifying units, not the whole building. We lay that out on paper so you can see which units count and why.
You can sit down with us in person at our office, or we can go through your documents together on a phone or video call. Most of the work is reading rent rolls, lease terms and resident income records, then matching them against the statute and the agency's rules. When something does not line up, we tell you what it is and what it would take to fix before anything is filed.
How We Work With Property Owners
A written read of your eligibility
Before any filing, we compare your unit count, rent levels and resident incomes against the thresholds. You get a plain summary of which units appear to qualify and which do not, with the reason next to each.
Every form explained line by line
FHFC certification, the DR-504AFH and annual recertification each ask for different evidence. We tell you what each field is for and where the supporting number comes from in your records.
Deadlines tracked from the start
The certification request and the county application run on separate calendars. We map both dates for your property at the first conversation.
Honest answers when it does not fit
Some properties fall short on unit count or rent limits. If yours does, we say so plainly and explain what would have to change, instead of filing an application that is likely to be denied.
Properties We Serve
We work with owners and managers of multifamily rentals in Palm Beach Gardens and across northern Palm Beach County, including Jupiter, West Palm Beach, Riviera Beach, North Palm Beach, Lake Park, Tequesta, Juno Beach, Mangonia Park, The Acreage and Jupiter Farms. Since the exemption application goes to the county property appraiser, the filing steps are the same wherever your property sits in the county.
Our services include Live Local Act exemption applications, FHFC certification filing, county DR-504AFH filing, annual recertification, resident income verification and ongoing compliance support. The Service Areas page lists the towns in more detail.
- Palm Beach Gardens
- Jupiter
- West Palm Beach
- The Acreage
- Riviera Beach
- North Palm Beach
- Jupiter Farms
- Lake Park
- Tequesta
- Juno Beach
- Mangonia Park
Find Out What the Exemption Could Be Worth
Tell us your unit count, your current rents and how your affordable units are set aside. We will walk you through where you stand and give you a free savings estimate, explained in plain terms.