Just how far does Florida Constitution’s homestead ad valorem tax exemption extend? Recently, the Florida Supreme Court decided this issue in Garcia v. Andonie, 65 So.3d 515 (2011). In Andonie, the Court held that if the resident children of a non-resident reside on property owned by the non-resident, the property may qualify for the ad valorem tax exemption. Andonie involved Honduran parents who resided in a Florida condominium with their children. The children were United States citizens, but the parents were not. The parents did not have a legal right to remain indefinitely in the United States. Under Florida law, every person who has the legal or benificial title to real property in the state and who resides thereon as his or her permanent residence, or the permanent residence of his or her self and their dependants, is entitled to an exemption. Fla.Stats. §196.031(1). Under the Florida Constitution, however, every person who has the legal or equitable title to real estate and maintains thereon the permanent residence of the owner, or another legally or naturally dependent upon the owner, shall be exempt from taxation thereon. Fla. Const. Article VII, §6(a).
The property appraiser argued that the parents must be residing indefinitely in order for the property to qualify under the Florida statute. Therefore, because the parents could not, as a matter of law, indefinitely reside on the property, the property must not be subject to the exemption. Nonetheless, the Court rejected the property appraiser’s argument and interpreted the Florida Statute as adding another layer to the constitutional provision.
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