Florida’s proposed $250,000 homestead exemption
What Florida homeowners, buyers and sellers should understand before the November 2026 vote—and what has not changed yet.
Florida lawmakers have placed a sweeping property-tax proposal before voters for the November 3, 2026 general election. The measure—created through CS/HJR 1-F, “Save Our Homes from Excessive Property Taxes”—would substantially increase the homestead exemption applied to most non-school property-tax levies.
The headline number is $250,000, but the details matter. The proposal does not automatically eliminate every charge on a Florida property-tax bill, it does not apply to investment properties or second homes, and it has not taken effect. Approval requires at least 60% of the statewide vote.
Do not calculate a purchase, sale or monthly housing budget as though the $250,000 exemption already exists. Until the election is decided and implementation occurs, homeowners should use current law and county-specific tax estimates.
What would the proposal do?
Under current Florida rules, an eligible permanent residence may receive a homestead exemption of up to $50,000. According to the Florida Department of Revenue, the first $25,000 generally applies to all property taxes, including school district taxes. The additional exemption applies to a different portion of assessed value and generally excludes school district levies.
If voters approve the 2026 amendment, the enhanced exemption for qualifying homesteads would apply to non-school ad valorem levies on the following schedule:
Current homestead rules remain in effect while the proposal awaits the statewide vote.
The proposed enhanced exemption would begin January 1, 2027 for applicable non-school levies.
The proposed exemption would rise again beginning January 1, 2028, with later inflation adjustments contemplated.
| Question | Current rules | Proposal if approved |
|---|---|---|
| Is it in effect? | Yes. Current Florida homestead law applies. | No. Voter approval is still required. |
| Maximum headline exemption | Up to $50,000 under the existing structure. | $150,000 in 2027 and $250,000 in 2028 for qualifying non-school levies. |
| School district taxes | The first portion of the current exemption generally applies. | The enhanced $250,000 exemption would not eliminate school district levies. |
| Second homes and rentals | Homestead exemption generally requires a qualifying permanent residence. | The enhanced homestead benefit would likewise focus on qualifying primary residences. |
What does “non-school levies” mean?
A Florida property-tax bill may contain taxes from several authorities, including counties, municipalities, school districts and special districts. The proposed enhanced exemption targets qualifying levies other than school district levies. It also does not necessarily erase non-ad valorem assessments, such as certain charges for solid waste, fire, roads or community services.
What about people who move to Florida later?
The enrolled proposal distinguishes between existing Florida residents and certain people establishing residency after the stated cutoff. The legislative materials describe a waiting period before newer residents become eligible for the enhanced amount. Anyone relocating to Florida should review the final rules with the county property appraiser rather than assuming immediate access to the full exemption. The enrolled constitutional language is the controlling source.
How much could a homeowner save?
The amendment does not promise the same dollar savings for every homeowner. A property’s assessed value, Save Our Homes benefit, local millage rates, taxing districts and non-ad valorem assessments all affect the final bill.
Proposed Homestead Savings Estimator
Compare estimated non-school ad valorem taxes under current Florida rules with the proposed 2027 and 2028 exemptions. This is a DW&Co. educational estimator—not an official government calculator.
Example only: if $200,000 of additional value became exempt and the applicable combined non-school rate were 10 mills, the simplified gross reduction would be approximately $2,000 annually. That is not a quote or guarantee and may not reflect a particular property.
For a more responsible estimate, start with the parcel’s current assessed value and tax bill, separate school from non-school levies, and identify any Save Our Homes assessment difference. County property appraisers and tax collectors—not a real estate advertisement—determine the official values, exemptions and bills.
Homestead exemption and Save Our Homes are related, but different
The homestead exemption reduces taxable value. Florida’s Save Our Homes assessment limitation generally limits annual assessment increases on qualifying homestead property. Eligible owners moving between Florida homesteads may also be able to transfer, or “port,” part of their assessment difference. The exemption itself does not simply transfer from one house to another.
Florida’s Department of Revenue provides the official DR-501 homestead application and DR-501T portability form. Applications are submitted to the property appraiser in the county where the new homestead is located.
What should Florida buyers and sellers do now?
For buyers
- Base affordability on current property-tax rules, current insurance estimates and the lender’s verified payment—not a proposed future exemption.
- Ask for a tax estimate based on the expected purchase price. The seller’s existing tax bill may be reduced by years of Save Our Homes protection and may not predict the buyer’s bill.
- Confirm whether the property will be your permanent Florida residence and whether you expect to qualify for homestead.
- Use the exact property address to identify county, municipality, school district and special taxing districts.
- Discuss potential portability with the county property appraiser if you are moving from another Florida homestead.
Buyers can review DW&Co.’s Central Florida buying approach, browse current MLS homes, compare community information in the DW&Co. Resource Center, or explore specialized assistance on our Florida Teacher Homebuyer Assistance page.
For sellers
- Avoid advertising a specific future tax savings unless the calculation is property-specific, clearly qualified and based on reliable official information.
- Provide the current tax bill when requested, but explain that a buyer’s assessed value and exemptions may differ after the sale.
- Keep records for improvements, exemptions and prior homestead information that may be relevant during the move.
- If buying another Florida home, investigate portability deadlines before closing rather than waiting until the following tax season.
Homeowners considering a move can learn how DW&Co. prices and markets Central Florida properties on our seller services page. Those considering a move to Sumter or northern Lake County can also explore The Villages homes and the DW&Co. 365 Resale Promise.
Official property-tax lookup resources
Use the official county website for parcel data, assessed values and exemption information. Tax estimators remain estimates; the property appraiser determines assessed value and exemption eligibility, while the tax collector issues and collects the tax bill.
For statewide guidance, visit the Florida Department of Revenue exemption center, read its homestead exemption guide, and review its homestead FAQ library.
Frequently asked questions
Did Florida already approve a $250,000 homestead exemption?
No. The Legislature approved placing the constitutional amendment before voters, but the exemption itself still requires at least 60% approval in the November 3, 2026 election. Current law remains in effect meanwhile.
Would the proposal eliminate all Florida property taxes?
No. The enhanced exemption would apply to qualifying non-school ad valorem levies. School district taxes and certain non-ad valorem assessments may remain. Individual tax bills vary by parcel and taxing district.
Would the exemption become $250,000 immediately?
No. If approved, the enrolled proposal provides a staged increase: $150,000 beginning January 1, 2027 and $250,000 beginning January 1, 2028 for applicable qualifying levies.
Would rental properties and second homes qualify?
The proposal concerns homestead property, which generally means an owner’s qualifying permanent residence. Rental properties, vacation homes and second homes generally do not receive a homestead exemption merely because the owner holds title.
How much would I personally save?
That depends on your assessed value, existing exemptions, Save Our Homes benefit, applicable non-school millage rates and other assessments. Use your county’s official parcel data and consult the property appraiser or a qualified tax professional for property-specific guidance.
Should a buyer use the seller’s current property-tax bill for budgeting?
Not by itself. A change in ownership can affect assessed value, and the seller may have exemptions or accumulated Save Our Homes protection that the buyer will not inherit in the same form. Buyers should request an estimate based on the purchase price and their expected eligibility.
Can I transfer my homestead exemption when I move?
The exemption itself does not simply move to the next property. Eligible Florida homeowners may be able to transfer part of their Save Our Homes assessment difference through portability after applying for homestead on the new qualifying residence.
Where can I read the actual amendment?
Read the enrolled text of CS/HJR 1-F and follow the official Florida Senate bill page for legislative records and updates.
Buying or selling in Central Florida?
DW&Co. combines local market guidance, live MLS access and experienced representation to help you make a confident move—without treating a proposed tax change as a guarantee.