Property taxes have become one of the most talked-about topics in Florida, and voters will have the opportunity to weigh in on a proposed constitutional amendment during the November 2026 election.
Depending on which headline you read, you might think Florida is about to eliminate property taxes altogether. Others say that’s not what the amendment does at all.
So what does the proposed amendment actually say?
I recently spent some time reading through the proposed constitutional amendment, and this article is intended to explain the proposal in plain English. My goal is not to tell you how to vote or argue for or against the amendment. I simply want to help you understand what is being proposed so you can make your own informed decision.
The Big Picture
The proposed amendment makes changes in several areas, including:
- Homestead exemptions
- Property tax assessments
- Certain non-homestead properties
- How counties and municipalities may use property tax revenue
If approved by voters, the amendment would take effect on January 1, 2027.
One of the first things to understand is that the amendment treats school taxes differently from other property taxes. Throughout the proposal, you’ll see references to school district levies and non-school district levies. Most of the significant changes involve the non-school portion of a property tax bill.
Changes to the Homestead Exemption
This is likely the section that will receive the most attention from homeowners.
Under the proposed amendment, the homestead exemption for school district taxes would remain at $25,000.
For taxes other than school district taxes, the exemption would increase to:
- $150,000 beginning January 1, 2027
- $250,000 beginning January 1, 2028
The amendment also includes annual inflation adjustments for these exemption amounts in future years.
The amendment establishes the exemption amounts but does not provide examples of how much a homeowner’s tax bill would change. The actual impact would vary based on the property’s assessed value and local tax rates.
New Rules for Future Florida Residents
The amendment also creates a separate set of rules for people who establish Florida residency after January 1, 2027.
Under the proposal, these new residents would initially receive a $50,000 exemption for taxes other than school district taxes.
The amendment states that they would become eligible for the larger exemption beginning in their fifth year of Florida residency.
There is also a provision that would allow a county or municipality, by a two-thirds vote and under certain circumstances, to reduce that waiting period if it determines there is a critical local need.
Changes to Assessment Caps
The amendment doesn’t only address homestead properties.
It also proposes changes to assessment caps for certain non-homestead properties.
Currently, qualifying properties are subject to an annual assessment cap of 10 percent.
Beginning January 1, 2027, the amendment would reduce that cap to 5 percent.
This portion of the amendment applies to certain properties that are not already protected by Florida’s Save Our Homes assessment limitations.
How Property Tax Revenue Could Be Used
The amendment also includes language regarding how counties and municipalities may use property tax revenue.
According to the proposal, those revenues could only be used for specific purposes, including:
- Public safety, such as law enforcement, fire services, and emergency medical services
- Education and public schools
- Infrastructure, including roads, bridges, and stormwater systems
- Natural resource and flood control projects
- Debt obligations
- Retirement benefits for local government employees
- Government operations and administration
This section of the amendment focuses on defining the permitted uses of property tax revenue collected by counties and municipalities.
What Voters Will See on the Ballot
Most voters will not read the entire amendment before casting a ballot. Instead, they will see a summary prepared for the ballot.
That summary highlights several key provisions:
- Increased homestead exemptions
- A future schedule related to the elimination of certain non-school property taxes on homesteads
- Reduced assessment caps for certain properties
- The five-year residency provision for new Florida residents
As with any constitutional amendment, the details matter, and voters are encouraged to review the proposal for themselves before election day.
Final Thoughts
Property taxes affect nearly every homeowner in Florida, which is one reason this amendment has attracted so much attention.
Whether you support it, oppose it, or are still undecided, understanding what is actually being proposed is an important first step.
My goal here wasn’t to tell you how to vote. It was simply to explain what the amendment says in straightforward language so you can make your own informed decision when you head to the polls this November.
If you’d like to read the proposed amendment yourself, I encourage you to do so before election day.
Eric Larkin is a Broker Associate with Real Broker, LLC. He lives, works, and plays in the Cocoa Beach area. If you have questions about moving or relocating to Cocoa Beach and the Space Coast, let me know! I get calls, texts, direct messages & comments on my posts every day about the real estate market and things that are happening in Cocoa Beach and the Space Coast that I love answering. Ask me your questions on moving, relocating here, or anything about the community. I am here to help. I have been helping buyers and sellers with their real estate needs since becoming a real estate agent in 2003. My focus is always on helping, answering your questions, and doing everything possible to make certain you have a smooth transaction from beginning to end.
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