Florida's new homestead exemption: what the 2027 and 2028 changes may mean for homeowners

Big News in Florida today, friends...

Florida voters appear to have approved a major change to the state's homestead exemption. The Florida Division of Elections' unofficial results show Amendment 3 with 61.99% voting yes, above the 60% required for a constitutional amendment. The results page is still marked unofficial as of November 4, 2026, so we will update this article when results are certified.

If the result is certified, the amendment will increase the portion of a qualifying home's assessed value that is exempt from certain property taxes. It does not reduce a home's value by $150,000 or $250,000, and it does not mean that amount is deducted directly from a tax bill. The exemption applies to assessed value for non-school ad valorem taxes. Your actual savings depend on your taxable value, local tax rates and any other assessments on your bill.

What changes under Florida's new homestead exemption?

Under the official summary of CS/HJR 1-F, homeowners who maintained Florida permanent residence as of December 31, 2026, and establish a qualifying homestead may receive an exemption of up to:

  • $150,000 of assessed value from non-school property taxes beginning in 2027.
  • $250,000 of assessed value from non-school property taxes beginning in 2028.

The $250,000 amount is adjusted for positive inflation beginning in 2029. The existing $25,000 homestead exemption that applies to school district taxes remains. The amendment does not exempt property from special benefit assessments, such as certain fire, solid waste or stormwater charges.

People who establish Florida permanent residence on or after January 1, 2027, follow a separate path. The amendment provides them an exemption of up to $50,000 of assessed value from non-school levies, adjusted for positive inflation beginning in 2028. Beginning with the fifth year of the exemption, they may qualify for the amount available to the earlier-residency group. The Florida Senate's official bill summary explains these two groups and the effective dates.

What does this mean for current Florida homeowners?

If you already live in Florida and maintained your permanent residence here by December 31, 2026, you may qualify for the larger exemption if your home is your legal homestead. The property's homestead status is based on ownership and use as a permanent residence on January 1. You still need to apply with the property appraiser in the county where the home is located. The general filing deadline is March 1.

Florida homestead is not simply a tax election that can be chosen while maintaining a primary residence elsewhere. You should accurately establish your domicile and meet the legal requirements. If you or your spouse are claiming a residency-based homestead benefit in another state, discuss your circumstances with the county property appraiser or a qualified tax professional.

What if I buy a home before the end of 2026?

For example, someone who buys a home in November 2026, owns it and makes it their Florida permanent residence by January 1, 2027, and had maintained Florida permanent residence by December 31, 2026, may be in the group eligible for the $150,000 non-school exemption in 2027, assuming all requirements are met. Buying before December 31 alone is not enough. The January 1 homestead test, Florida residency cutoff, application and other eligibility rules matter.

If Florida permanent residence begins on or after January 1, 2027, the new resident follows the separate $50,000 non-school exemption path initially. Ask the county property appraiser to confirm which rules apply to your facts and what documentation is required.

Illustration: a $500,000 Lee County home

Here is a simplified illustration using a $500,000 assessed value and the 2026 proposed rates in a Lee County Property Appraiser TRIM notice for a Cape Coral parcel: a combined 5.271 mills for school taxes and 10.1172 mills for non-school taxes. It assumes the owner qualifies for the established-resident exemption tier, the assessed value stays at $500,000, and these sample rates do not change. Actual rates vary by parcel and tax year.

Illustration School taxable value Non-school taxable value Estimated ad valorem taxes
Current exemption levels $475,000 $450,000 About $7,057
2027: up to $150,000 non-school exemption $475,000 $350,000 About $6,046
2028: up to $250,000 non-school exemption $475,000 $250,000 About $5,034

This illustration estimates ad valorem taxes only. It is not a full tax bill or a guaranteed savings estimate. It excludes non-ad valorem assessments, and your property's actual assessed value, exemptions, taxing districts and millage rates may differ. The Lee County Property Appraiser's TRIM notice explains that millage rates are applied to taxable value; your annual tax bill includes other items too.

Where do I file for homestead in Lee, Charlotte or Collier County?

File with the property appraiser in the county where your home is located. Review the county's current instructions, required documents and deadlines:

What should homeowners do now?

Keep records showing when you established Florida as your permanent residence, confirm that your deed and property records are current, and check your county property appraiser's instructions before applying. If you own homes in more than one state, or are deciding where to establish domicile, get advice based on your full situation rather than relying on one factor such as car registration, time spent, insurance or tax rates.

For the controlling language, see the Florida Senate's official CS/HJR 1-F summary and the Florida Division of Elections Amendment 3 results page. For homestead filing details, see the Florida Department of Revenue's property tax exemptions information.

This article is general information, not legal, tax or financial advice. Confirm eligibility and tax calculations with your county property appraiser or a qualified professional. If you have any questions and would like to speak with one of our agents for clarification, please give us a call at 239.542.8521 or Contact Us now.