Florida Property Tax Relief in 2026: The Save Our Homes Plan

The Florida Legislature approved a constitutional amendment on June 2, 2026 that would dramatically expand the state’s homestead exemption if approved by Florida voters in November. The measure, derived from Governor Ron DeSantis’ “Save Our Homes from Excessive Property Taxes” proposal, was modified during the special session to carve out school district levies and to phase the exemption increase over two years rather than implementing it immediately. The amendment now goes to Florida voters on the November 2026 ballot, where it requires 60 percent approval to take effect.

Here is what the approved amendment does, what was modified from the original proposal, and what Florida buyers and homeowners should know as the November vote approaches.

What the Approved Amendment Includes

The constitutional amendment passed by both chambers on June 2, 2026 includes these key provisions:

• Phased homestead exemption increase. Current $50,000 exemption rises to $150,000 in 2027, then to $250,000 in 2028.
• Schools carved out. The expanded exemption does not apply to property taxes that fund public schools. School district levies continue under current rules.
• Authority for future expansion. The amendment includes language allowing the Legislature to further expand or eliminate homestead property taxes through general law in future sessions.
• Applies to primary residences only. Non-homestead properties (rentals, second homes, commercial) are unchanged.

Sources: Florida Phoenix and CBS Miami, June 2, 2026.

What Was Modified from the Original Proposal

Governor DeSantis’ original “Save Our Homes from Excessive Property Taxes” plan, announced May 27, 2026 in Tampa, called for an immediate $250,000 homestead exemption applying to all property tax levies including schools. The version that passed differs in two significant ways:

• Schools were carved out. House Speaker Designate Sam Garrison led the schools exemption in the House; Sen. Jay Trumbull led the corresponding Senate amendment. Both saw the school carve-out as essential to protect education funding given the projected fiscal impact.
• The exemption was phased. Rather than jumping from $50,000 to $250,000 immediately, the approved version steps up: $150,000 in 2027, $250,000 in 2028. This was intended to give local governments time to adjust.

The Governor’s office had cited that property tax revenue collected by Florida local governments has roughly doubled in the past seven years (from $32 billion to approximately $60 billion), with projections approaching $83 billion by 2032 absent reform. Source: flgov.com.

What the Save Our Homes Plan Proposes

According to the Governor’s office, the Save Our Homes plan has five components. Source: flgov.com, May 27, 2026.

• Expanded homestead exemption. Exempts the first $250,000 of a homestead’s assessed value from property taxation, up from the current $50,000 exemption. Requires the Legislature to set a schedule by general law for full elimination of homestead property taxes over time.
• Protected funding for core services. Requires local governments to use remaining property tax revenue solely for public safety, education and schools, infrastructure, and natural resources. The intent is to safeguard police, fire, and EMS funding under the new structure.
• Small business protection. Reduces the annual cap on property valuation increases for non-homestead business properties from 10 percent to 5 percent.
• State trust fund for local government. Creates a state-managed trust fund that would help backfill local government shortfalls from reduced property tax revenue, particularly in smaller counties most affected by elimination.
• Fairness provisions for existing residents. Includes language designed to limit migration incentives tied directly to the tax change, focusing the relief on current Florida homeowners.

Governor DeSantis cited that property tax revenue collected by Florida local governments has roughly doubled in the past seven years, rising from $32 billion to approximately $60 billion, with projections approaching $83 billion by 2032 if no changes are made. Source: flgov.com.

How Many Florida Homeowners Would Be Affected

The Governor’s office originally estimated the immediate $250,000 exemption would eliminate non-school property taxes on the primary residence for approximately 60 percent of Florida homestead owners. With the approved version exempting schools and phasing over two years, the immediate effect is smaller but the long-term arc remains substantial. Source: PolitiFact fact-check, May 29, 2026, summarizing the Governor’s original claims.

The amendment applies only to homestead properties (primary residences). Non-homestead residential properties (rental homes, second homes) and commercial properties continue paying property taxes under existing rules. School district levies continue to apply to all property types, including homesteaded residences.

The Path to Enactment: November 2026 Ballot Vote

With the Legislature’s June 2, 2026 approval, the constitutional amendment now goes to Florida voters on the November 2026 general election ballot. For the amendment to take effect, 60 percent of Florida voters must vote yes. This is the standard threshold for Florida constitutional amendments.

If voters approve, the phased implementation begins: $150,000 homestead exemption in the 2027 tax year, $250,000 in 2028, with school district levies continuing under current rules throughout.

If voters reject the amendment, the current $50,000 homestead exemption remains in place, and the amendment process for further property tax reform would begin again from scratch.

Source: CBS Miami / News Service of Florida and Florida Phoenix, June 2, 2026.

Concerns Raised by Local Governments and Other Stakeholders

The proposal has drawn substantive concern from city and county officials, school districts, and budget analysts. Reporting from Florida Phoenix and other outlets has outlined the main points of opposition.

Local governments have noted that property tax revenue funds essential services beyond police, fire, and EMS, including parks, libraries, code enforcement, road maintenance, and public health programs. The state trust fund proposed by Governor DeSantis would offset some of that loss, but specifics on funding levels and distribution have not yet been finalized.

The Florida Legislature’s Office of Economic and Demographic Research, through coordinator Amy Baker, has previously estimated that earlier non-school homestead phase-out proposals would have cost local governments approximately $4.4 billion in the first year, growing to $13.3 billion annually at full implementation. The Save Our Homes proposal is broader in scope, so the fiscal impact would likely exceed those estimates. Source: PolitiFact, citing the EDR projections.

School districts have raised similar concerns. While the proposal specifically protects education funding among “core services,” school operating budgets in Florida draw substantially from local property tax revenue, and the mechanics of how that funding would be preserved under reduced overall revenue remain to be detailed.

What Florida Homebuyers Should Know Right Now

No changes are in effect yet. The current homestead exemption remains at $50,000, with the standard $25,000 applying to school taxes and the additional $25,000 applying to non-school portions of the bill. Property tax bills issued in 2026 will follow the current rules regardless of the November ballot outcome. The earliest possible implementation is the 2027 tax year, and only if voters approve the constitutional amendment in November.

For buyers actively shopping in 2026, several practical considerations:

• Affordability calculations stay grounded in current law. If you are running the numbers on a Florida home purchase right now, use today’s actual property tax estimate for that address, not a hypothetical future reduction. For a county-level comparison of current effective rates, see our St Johns vs Duval County Property Taxes guide.
• The exemption applies only to homesteaded primary residences. If you are buying a second home, vacation property, or investment property, the proposal would not affect your tax bill. The current homestead exemption rules also continue to apply to second homes (which do not qualify for homestead at all).
• Senior exemptions stay in place. Florida’s existing additional exemptions for seniors with limited income remain unchanged by this proposal. Retirees on fixed incomes should continue to factor those into their planning. For St Johns County specifically, see our Best St Johns County Neighborhoods for Retirees 2026 guide.
• The constitutional amendment process takes months. Even if the special session approves the language quickly, the earliest the proposal could take effect is January 2027 (after the November 2026 vote certification). Buyers should not delay decisions waiting for a tax change that may or may not pass.
• Watch the homeowners insurance side too. Property taxes are one cost line in Florida home ownership. Insurance is the other major one and is undergoing its own changes. See our Florida Homeowners Insurance 2026 guide for the full cost picture.

What Happens Next

The constitutional amendment now goes before Florida voters on the November 2026 ballot. Expect substantial campaign activity on both sides between now and Election Day. Homeowner advocacy groups and the Governor’s office are expected to campaign for passage. Local government associations, school district officials, and public safety unions are expected to raise concerns about funding impacts even with the schools carve-out.

If voters approve, the $150,000 homestead exemption takes effect in the 2027 tax year, rising to $250,000 in 2028. Future legislative sessions may consider further expansion of the exemption, though that would require subsequent constitutional amendments to alter homestead provisions further.

If voters reject the amendment, the current $50,000 homestead exemption remains in place, and any future property tax reform would need to begin a new amendment process. Either way, the November vote is the decisive moment.

Stay Informed and Make Smart Decisions

Florida’s property tax landscape is in motion, but Florida buyers and homeowners do not need to wait for the politics to resolve before making good decisions. The fundamentals of Florida homeownership in 2026 still favor buyers who buy with their eyes open, plan for current costs, and stay informed as policy evolves.

If you are buying, selling, or evaluating your situation in Northeast Florida or Central Florida, our team works across both markets every day. Reach out to talk through your specific situation, or browse available homes across our coverage areas.