Florida’s 2026 Property Tax Amendment: What It Means If You Are Buying Here

Florida is about to vote on the biggest change to property taxes in years, and if you are buying here, or thinking about it, one date on the calendar is worth knowing about. Here is the plain version. No politics, just what is on the ballot and which dates actually matter.

What is on the Florida ballot in November 2026?

Amendment 3. The Legislature passed it as CS/HJR 1F in a special session on June 1 to 3, 2026, and it goes to voters on November 3, 2026. It needs 60 percent to pass, which is a real bar and not a formality.

What would change if it passes?

The homestead exemption on the non-school part of your tax bill goes up, and it goes up a lot.

Up to $150,000 starting January 1, 2027
Up to $250,000 starting January 1, 2028
Adjusted for inflation each year after that, beginning in 2029

That is on top of the $25,000 school exemption you already have.

Does it cut my school taxes too?

No, and this is the part most people miss. School millage is untouched. Your $25,000 school exemption stays exactly what it is today. So this is a cut to the county and city portion of your bill, not the whole bill. When you see a headline about property taxes going away, that is the fine print.

I am moving to Florida. Why does January 1, 2027 matter so much?

Because the amendment would treat you differently depending on when you become a Florida resident, and the gap is not small.

A Florida resident as of December 31, 2026 gets the larger exemption right away
Someone who establishes residency on or after January 1, 2027 starts at $50,000, holds a Florida homestead for four years, and becomes eligible for the larger exemption on January 1 of the fifth year

Apollo Beach, Ruskin, Riverview, Sun City Center, Wimauma, you name it, the calendar just became part of the decision. If a move was already penciled in for early 2027, that is a conversation worth having with your CPA now rather than in February.

What about a second home or a rental?

Those do not get the homestead exemption and never have. But the amendment also drops the annual assessment cap on non-homestead property from 10 percent to 5 percent on non-school taxes, starting January 1, 2027. If you own a place on the water that is not your primary residence, or you are shopping for one, that cap is the piece to pay attention to.

Has anything changed yet?

No. Nothing at all. Every closing happening today runs on the current rules, and it stays that way unless voters approve the amendment in November. If someone tells you your taxes already went down, they are ahead of the story.

How do I find out what this means for my house?

Two places, and neither of them is a real estate agent.

Your county property appraiser. Hillsborough, Pinellas, Manatee and the rest all publish your assessed value, your current exemptions and a tax estimator
Your CPA or tax adviser, especially if the timing of a move is in play

I am a REALTOR, not a tax adviser, so I am not going to run your numbers for you. What I can tell you is which neighborhoods carry a CDD on top of the county bill, what the real cost of ownership looks like on a given street, and how all of it adds up before you fall in love with the wrong house.

What I am watching between now and November

This is a story that moves. Polling, legal challenges, the campaign either side runs, and then the actual result on November 3. I will keep this page current as it changes, and I will say plainly when something is still unknown rather than guessing.

If you would rather not track it yourself, that is fair. Follow along, or just call me and I will tell you where it stands. Get in touch and I will keep you posted as this develops.