The U.S. Supreme Court has declined to review two Florida property tax cases concerning the assessment cap.
In the first case, a class representing nonresidents of Florida who own residential property in the state asked the U.S. Supreme Court whether various provisions of the U.S. Constitution are violated by the manner in which Florida assesses homes for property tax purposes. The class challenged in state court the Florida Constitution's "Save Our Homes Amendment," adopted by referendum in 1994, which places a 3% cap on the amount by which the assessed value of homestead property can be increased annually. Since a "homestead" is defined as the permanent residence of the owner, the class asserted that the effect of the amendment is to shift the tax burden to nonresident owners of second homes in Florida, in violation of the Commerce and Privileges and Immunities Clauses and the constitutional right to travel.
The Florida intermediate appellate court upheld the constitutionality of the amendment, holding that the tax benefit was based on the way the property was used, not on the status of the landowner as a resident or nonresident. A Florida resident who owned a second home in the state would not be able to benefit from the assessment cap on that second home. Therefore, there was no unconstitutional discrimination against nonresidents.
In the second case, a class of Florida resident homeowners who recently moved to the state asked whether the constitutional right to travel is violated by the manner in which Florida assesses homesteads. Following the adoption of the assessment cap described above, Amendment 1, adopted by referendum in 2008, made a portion of a homesteader's existing exemption portable to newly purchased homestead property.
The class challenged these provisions in Florida state court on the basis that, because homesteads acquired by new migrants to Florida are assessed at market value, new residents of the state bear a heavier tax burden than long-term residents, in violation of the U.S. Constitution. The Florida intermediate appellate court affirmed the dismissal of the class's lawsuit based on state precedents and Nordlinger v. Hahn, 505 U.S. 1 (1992).