Florida's 2026 Property Tax Amendment: What It Is, and What It Would Change

Florida’s 2026 Property Tax Amendment: What It Is, and What It Would Change

This November, Florida voters face one of the biggest property tax decisions in state history. A constitutional amendment on the ballot would expand the homestead exemption. It’s called HJR 1F, or the “Save Our Homes from Excessive Property Taxes” amendment. If it passes, it will reshape how local governments collect and spend property tax revenue.

So what does it actually say? Below is a neutral, plain-English breakdown. We’ll cover what’s in the proposal, who qualifies for the exemption, what supporters and critics say, and what it could mean for you.

How We Got Here

Governor Ron DeSantis has pushed for years to cut or eliminate property taxes on Florida homes. He points to rising home values and growing local budgets as the reason. But the regular 2026 legislative session ended in March without a deal.

An earlier proposal, HJR 203, tried a different approach. It would have phased out non-school homestead taxes completely by 2037. That bill passed the House. However, it died in the Senate without ever getting a hearing.

So DeSantis called a special session. On June 2, 2026, lawmakers passed HJR 1F by wide margins: 75-26 in the House and 30-9 in the Senate. Because it changes the state constitution, it can’t take effect on its own. Instead, it now goes to voters on the November 3, 2026 ballot, where it needs at least 60% approval to pass.

What the Amendment Actually Does

It raises the homestead exemption. For non-school property taxes only, the exemption on a primary home’s assessed value would jump from $50,000 to $150,000. That change starts January 1, 2027. Then it rises again to $250,000 in 2028. Starting in 2029, that $250,000 figure gets adjusted for inflation each year.

It excludes school taxes. Lawmakers left school district levies out of the amendment. So the exemption only applies to county, city, and special-district taxes. It does not touch the part of your bill that funds public schools.

It lowers the assessment cap on other properties. Right now, rental, vacation, and commercial properties see assessed value growth capped at 10% a year. This amendment would drop that cap to 5%.

It limits how remaining revenue gets spent. Local governments would need to prioritize their remaining property tax dollars. Public safety comes first, along with infrastructure, flood control, and existing obligations like pensions and bonds.

It opens the door to future expansion. If voters approve it, the legislature must then create a process for local governments to raise homestead exemptions even further over time, potentially up to a full exemption.

Who’s Eligible for the Homestead Exemption, and Who Isn’t

Since this whole amendment hinges on the homestead exemption, it’s worth being clear about who actually qualifies for it today, because that’s the same group this amendment would benefit.

You’re likely eligible if:

You own the property. Your name needs to be on the deed, or you hold legal or beneficial title. Being on the mortgage without being on the title doesn’t count.
The home is your permanent residence. You have to actually live there. It can’t be a second home, a vacation property, or a place you rent out full-time.
You owned and occupied it as of January 1 of the tax year. Florida checks eligibility on that specific date each year, not whenever you happen to apply.
You’re a U.S. citizen or permanent resident. This is required alongside the ownership and residency rules.
You only claim one homestead exemption. You get one per household, even if you own multiple properties in Florida or elsewhere.

You’re likely not eligible if:

The property is a rental, vacation home, or investment property. These don’t count as a permanent residence, no matter how often you visit.
You moved in after January 1 of the current tax year. First-time buyers who close later in the year usually have to wait until the following year to apply.
You already claim a homestead exemption elsewhere. This includes another home in Florida or a similar benefit in another state.
You didn’t apply by the deadline. Florida law treats a missed deadline as a waiver for that year, even if you were otherwise qualified.
The property is held in certain trusts or LLCs without the right documentation. You may still qualify, but you’ll likely need extra paperwork, like a certificate of trust, to prove it.

How to make sure you’re covered:

File Form DR-501 with your county Property Appraiser’s office. Every county in Florida has one, and most accept applications online.
Apply by March 1. That’s the standard statewide deadline, though it’s smart to double-check your specific county’s site since some promote earlier filing windows.
Bring proof of residency. A Florida driver’s license, voter registration, and vehicle registration showing your homestead address are the most commonly requested documents.
Remember the exemption doesn’t transfer automatically. If you sell your home and buy a new one, you have to file a fresh application for the new property, even if you had homestead status before.
Report changes in your status. If you stop using the home as your permanent residence, you’re required to notify the property appraiser, since keeping an exemption you no longer qualify for can lead to fines and back taxes.

If you’re ever unsure where you stand, your county Property Appraiser’s office can confirm your status directly and is the most reliable source for deadlines and required documents in your area.

The Case For It

Supporters make a few key arguments:

Home values have climbed faster than incomes. Statewide property tax revenue has nearly doubled in seven years. Proponents say relief is overdue, especially for homeowners on fixed or middle incomes.
The relief targets primary residences. Because the amendment expands the homestead exemption rather than cutting rates across the board, supporters say it helps people who actually live in their homes, not investors or absentee owners.
It also slows growth on rental and investment properties. The lower assessment cap applies there too. Some argue this could ease housing cost pressure over time.
School funding stays protected. This addresses one of the biggest objections raised against earlier, more sweeping proposals.

The Case Against It

Critics raise different concerns. They include the Florida Association of Counties, Democratic lawmakers, and the nonpartisan Florida Policy Institute.

Local governments could lose serious revenue. A House staff analysis put the hit at more than $4.6 billion in FY 2027-28, and that number grows in later years. Other estimates place the fully phased-in loss at $8.4 billion a year statewide. The Florida Policy Institute estimated the $250,000 exemption alone could cost counties an average of $4.8 billion annually.
The impact would land unevenly. Communities with lots of homesteaded property could lose a much bigger share of their tax base than others. Some counties are projected to lose close to a third of current revenue. Hillsborough County alone could lose several hundred million dollars a year, according to one estimate.
Local services could feel the squeeze. Police, fire, EMS, libraries, parks, and infrastructure have long relied on property tax revenue. Opponents warn that cuts to these services are possible. Alternatively, local governments might raise other taxes or fees to make up the difference.
Local flexibility would shrink. Because the amendment restricts how remaining revenue can be spent, some local officials say it limits their ability to respond to unexpected needs.
It would be hard to undo. Since this is a constitutional change, reversing it later would require another statewide amendment and another 60% vote.

Where Things Stand Now

It helps to be clear about what hasn’t happened yet. As of today, Florida property taxes remain unchanged. HJR 1F is still just a proposal. It is not current law.

Nothing changes for homeowners, buyers, or sellers unless voters approve it in November. And even then, the earliest provisions wouldn’t kick in until January 1, 2027.

Questions Florida Voters Might Want to Weigh

If your local government loses a large share of its property tax revenue, how should it respond? Should it cut services, raise other taxes or fees, or find another path?
Does it matter to you that school funding stays outside the exemption? Would you rather it were included, or are you glad it isn’t?
How much should the difficulty of reversing a constitutional amendment factor into your vote?
Does the size of your own potential savings change how you weigh the tradeoffs for your community’s services?
If you rent instead of own, how might this amendment affect you indirectly, especially through the lower assessment cap on non-homestead property?

The Bottom Line

HJR 1F would meaningfully cut property taxes for most Florida homeowners. At the same time, it would shift real financial pressure onto local governments. That tradeoff is exactly what’s on the ballot this November. Ultimately, the decision rests with voters, and it will take a 60% supermajority to make it happen.

This article reflects information available as of July 2026. As the election gets closer, expect more detail from legislative guidance, local budget projections, and campaign messaging. Be sure to check for updates before you vote, and confirm homestead exemption specifics with your county Property Appraiser, since deadlines and documentation can vary by county.