Florida Property Tax Relief Proposal: What Homestead Owners Need to Know
Florida homeowners could see one of the largest changes to the state’s homestead exemption in decades—but the proposal is not law yet, and it would not eliminate every property tax charge.
Governor Ron DeSantis originally pushed for eliminating property taxes on Florida homesteaded properties. The measure ultimately approved by the Florida Legislature is more limited than his original plan. Known as Amendment 3, it will appear on the November 3, 2026, general election ballot and must receive at least 60% voter approval to become part of the Florida Constitution.
How Would the Homestead Exemption Change?
Florida’s current homestead exemption is commonly described as a $50,000 exemption, although the full amount does not apply to school district taxes.
If Amendment 3 passes, the exemption applying to non-school property taxes would increase to:
$150,000 beginning January 1, 2027
$250,000 beginning January 1, 2028
Annual inflation-adjusted amounts beginning in 2029
For many Florida residents, this could substantially reduce the portion of their home’s assessed value subject to county, city and other non-school property taxes. Some homeowners with lower assessed values could see most or all of their non-school property taxes eliminated.
However, school district property taxes would remain in place. Special assessments appearing on a property tax bill—such as assessments for fire services, stormwater, solid waste or community improvements—may also remain because they are not necessarily calculated as traditional ad valorem taxes.
Who Would Receive the Larger Exemption?
The expanded exemption would generally benefit homeowners who already have a Florida homestead exemption or establish their Florida homestead by the end of 2026.
People establishing Florida residency on or after January 1, 2027, would not immediately receive the full expanded exemption. Under the proposal, they would generally have to maintain Florida residency for five years before becoming eligible for the larger amount.
During that waiting period, a newer resident would receive a smaller exemption—generally starting at $50,000 for non-school taxes—rather than the full $150,000 or $250,000 exemption available to established Florida residents.
This provision could become particularly important for people planning to move to Florida or purchase a primary residence here. It also creates a distinction between established homeowners and future Florida residents that buyers should understand before estimating their long-term housing expenses.
Would This Eliminate Florida Property Taxes?
Not immediately—and not entirely.
Although Governor DeSantis originally advocated for eliminating property taxes on homesteaded homes, the Legislature’s final version does not immediately remove all property taxes. Instead, it substantially increases the exemption for non-school taxes and directs lawmakers to develop a future schedule for potentially eliminating the remaining non-school property taxes on homesteaded property.
School district taxes would still be collected. Property taxes on second homes, vacation properties, investment homes, and most rental properties would also remain because those properties do not qualify for Florida’s homestead exemption.
The proposal would reduce the annual assessment-growth cap on many non-homestead properties from 10% to 5%. That could provide some protection against rapidly increasing assessed values, but it would not give those property owners the expanded homestead exemption.
How Much Could a Homeowner Save?
The savings would depend on several factors:
The home’s assessed value
Any accumulated Save Our Homes benefit
The taxable value after exemptions
Local county and municipal millage rates
The portion of the tax bill attributable to school taxes
Non-ad valorem assessments appearing on the bill
For example, a homeowner whose property has a $300,000 assessed value would not simply subtract $250,000 from the entire tax calculation. The expanded exemption would apply to qualifying non-school levies, while school taxes would continue to be calculated separately.
Homeowners should therefore be cautious about broad promises that the amendment will “eliminate their property tax bill.” Some could receive significant relief, while others may see a more modest reduction.
Why Supporters Favor the Proposal
Supporters argue that Florida homeowners need meaningful relief as property values, insurance premiums, maintenance costs, and everyday living expenses continue to rise. Longtime homeowners and retirees living on fixed incomes may especially welcome a lower annual tax burden.
Supporters also point to the growth in property tax revenue collected by local governments. The DeSantis administration stated that statewide local property tax collections increased from approximately $32 billion to $60 billion over seven years.
For homeowners who have paid off their mortgages, property taxes can still feel like a permanent housing payment. Increasing the homestead exemption could help more people remain in their homes as other ownership expenses rise.
Why Some Local Governments and Public-Service Groups Are Concerned
Counties and cities rely heavily on property tax revenue to fund services such as law enforcement, fire protection, emergency medical services, roads, stormwater systems, parks, and infrastructure.
Opponents argue that sharply reducing the taxable value of homesteaded property could leave local governments with fewer choices. They may have to reduce services, increase fees, delay projects, or shift more of the tax burden to businesses, rental properties, second homes, and other non-homestead real estate.
The proposal restricts how counties and municipalities may use their remaining property tax revenue, directing it toward specified public purposes. That requirement, however, does not replace the revenue that could be lost through the larger exemption.
Amendment 3’s Ballot Language Is Being Rewritten
The proposal recently faced an important legal development.
In early August, a Leon County circuit judge ruled that the original ballot title and summary used promotional and potentially misleading language. The judge determined that wording such as “Save Our Homes from Excessive Property Taxes” resembled a political slogan instead of providing voters with a neutral explanation.
The Florida Attorney General was ordered to submit revised wording by August 14. The ruling does not remove Amendment 3 from the November ballot, but the final wording voters see may change. Read the August 4 court-development report.
Governor DeSantis has also said he does not plan to lead the campaign for the amendment because the Legislature’s final version differs from his original proposal—particularly because school property taxes were excluded from the expanded exemption.
What Florida Homeowners Should Do Now
Nothing has changed on current property tax bills. Existing homestead exemptions, Save Our Homes assessment limitations, and payment requirements remain in effect.
Homeowners should continue to:
Confirm that their homestead exemption is properly recorded.
Review their annual Notice of Proposed Property Taxes, commonly called the TRIM notice.
Check the assessed value, exemptions, and proposed millage rates.
Contact their county property appraiser if something appears incorrect.
Avoid making financial or real estate decisions based on tax savings that voters have not yet approved.
Amendment 3 could provide meaningful relief to many established Florida homeowners, but it also raises complicated questions about local government funding, future residents, and the division of the tax burden. Before voting, Floridians should look beyond the headline and understand both what the proposal would reduce and what would remain.
As of August 7, 2026, Amendment 3 remains an active proposal scheduled for the November ballot. It is not currently law. Official proposal information is available through the Florida Division of Elections, and legislative details are available from the Florida Senate
