ServicesDR-504AFH Filing
County DR-504AFH Filing in Pembroke Pines
The DR-504AFH is the county return that turns your Live Local certification into an actual property tax exemption. We prepare it, attach the right support and file it with the property appraiser before March 1. You get a written quote for the work first.
Why the county return matters after certification
Under Florida's Live Local Act, rental units reserved for residents within state income limits can qualify for a property tax break. The Florida Housing Finance Corporation certifies that those units meet the rules, but the county is the one that actually grants the exemption. Form DR-504AFH is how you ask for it, and it goes to the property appraiser in the county where the parcel is located.
For properties in Pembroke Pines, Miramar, Davie and the rest of Broward, that means the Broward County Property Appraiser. The return has to line up with your FHFC certification, your rent roll and your unit counts. When those pieces disagree, you can expect questions, delays or a smaller exemption than you planned on.
Before we start, we send a written quote that lists what we will prepare, what we will file and what affects the fee. If something new turns up partway through, we talk it over with you before doing any added work.
What our DR-504AFH filing includes
Matching the return to your certification
We compare the DR-504AFH line by line with your FHFC certification letter. Unit counts, income tiers and parcel details need to agree, so we catch differences before the property appraiser does.
Unit-by-unit detail
We organize which units are set aside, at which income level and at what rent. This is usually where filings go wrong, so we take our time here.
Supporting documents assembled
We gather the certification, rent roll and any other attachments the county asks for, labeled and in order.
Filing before March 1
We set internal dates well ahead of the deadline so you have time to review and sign without rushing.
Follow-up with the county
If the property appraiser's office asks for clarification or more records, we prepare the response and keep you informed.
A complete copy for your files
You keep a full set of what was filed. It makes next year's renewal and any audit much easier.
Signs it is time to get your DR-504AFH handled
Your FHFC certification just arrived
Certification alone does not lower your tax bill. The county return is the step that puts the exemption on the roll.
March 1 is getting close
The deadline does not move for busy schedules. If no one has started the return, now is the time.
Your unit mix or rents changed
New leases, turnover or a shift in which units are set aside can make last year's numbers wrong for this year.
The exemption came in lower than expected
A smaller exemption often traces back to a mismatch between the return and the certification. We can look at what happened and correct it on the next filing.
No one on your team owns the filing
When the task bounces between property management, accounting and ownership, it tends to slip. We can take it off everyone's list.
How a DR-504AFH filing works with us
- 1
Free Live Local review by phone
We talk through your property, your certification status and your timeline. You learn whether a DR-504AFH filing makes sense for you this year, at no cost.
- 2
Written quote
We put the scope and fee in writing, along with what could change it. Nothing starts until you agree.
- 3
Document gathering and preparation
We send a short list of records we need and prepare the return from them. Meetings happen at our office or by phone and video, whichever suits you.
- 4
Your review and signature
We walk you through the finished return so you know what you are signing. The owner or an authorized representative signs, and we file.
- 5
Confirmation and next year
We confirm the filing was received and note the dates you will need for Annual Recertification.
What moves the cost of a DR-504AFH filing
We price each filing on the work it actually takes, and you see that in writing before we begin. Portfolios differ too much for a one-size number. These are the things that make the biggest difference.
- Number of properties and units
- A single building with a modest number of set-aside units takes less time than several parcels with different income tiers.
- The state of your records
- A current, clean rent roll keeps things quick. Records that need reconciling first add hours, and we will tell you up front if that applies.
- Whether certification is in hand
- If you still need certification, we can add FHFC Certification Filing to the scope so both steps are planned together.
- How close the deadline is
- Starting in January or earlier leaves room for questions. A late start can mean compressed work, which we will note in the quote.
- County follow-up
- Most filings go through without much back-and-forth. When the property appraiser asks for more, the quote explains how that time is handled.
Common questions about the county return
Something not covered here? (954) 289-9112
Does the FHFC certification have to come first?
It does. The county return depends on the certification the Florida Housing Finance Corporation issues for your set-aside units. If yours is still pending, we can handle that step and schedule both so the March 1 date still works.
When is the DR-504AFH due?
It is due to the property appraiser by March 1 for the tax year you want the exemption to apply. We aim to have your return ready for signature well before then. If you think you have already missed it, call us so we can look at where things stand.
Do I have to file every year?
The exemption does not carry forward on its own. Certification and the county return are renewed each year, which is why many clients pair this filing with our Annual Recertification and Resident Income Verification services.
Can you file for properties outside Pembroke Pines?
Yes. We work with owners across the surrounding area, including Weston, Plantation and Cooper City. Properties in places like Miami Gardens or Miami Lakes fall under Miami-Dade, so that return goes to a different property appraiser, and we account for that.
What does the free review cover?
It is a phone conversation about your property and your goals. We can run a free eligibility check and give you a free savings estimate, then explain what a DR-504AFH filing would involve. There is no obligation to move forward.
Get your DR-504AFH ready before March 1
Tell us about your property and where your certification stands. We will explain the next steps and put the scope and fee in writing before any work begins.