In short: Florida homeowners who live in their home as a permanent residence on January 1 can claim a homestead exemption, apply by March 1, and get the Save Our Homes cap on assessment increases. On November 3, 2026, voters decide an amendment that would raise the non-school exemption to $150,000 in 2027 and $250,000 in 2028. It needs 60% to pass.
The homestead exemption is the biggest property tax break most Floridians have, and in November 2026 voters decide whether to make it much bigger.
Who Qualifies
An owner who holds legal or beneficial title and makes the property their permanent residence as of January 1 can claim the exemption. The application is due by March 1 (§ 196.011). Permanent residence is a factual question: driver’s license, voter registration, and where you actually live all matter. The arguments below include disputes over families with children who are citizens and parents who aren’t, and a homeowner who lost the exemption after a failed trust transfer.
What It Is Worth Now
- Up to $50,000 in exemptions: the first $25,000 applies to all taxes, and a second exemption applies to assessed value above $50,000 for non-school taxes, now indexed for inflation.
- Save Our Homes: annual increases in assessed value are capped at 3% or the change in CPI, whichever is lower.
- Portability: the accumulated benefit, up to $500,000, can be transferred to a new Florida homestead within the time allowed.
The November 3, 2026 Amendment
After the property tax relief plan stalled in the regular session, the Legislature approved an amendment in a special session on June 2, 2026. As summarized by Ballotpedia, it would:
- Raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028, then index it.
- Cut the cap on annual assessment increases for non-homestead property from 10% to 5%.
- Limit local spending of property tax revenue to listed categories.
- Impose a residency requirement for people who move to Florida after 2026.
It needs 60% voter approval. The estimated revenue reduction is $4.6 billion in its first fiscal year. Governor DeSantis released a calculator so homeowners can estimate the effect on their own bill.
Challenging Your Assessment or a Denial
- Watch for the TRIM notice in August. A petition to the value adjustment board is due within 25 days after it is mailed.
- A circuit court challenge must be filed within 60 days after the tax roll is certified for collection (§ 194.171). Courts treat that deadline strictly.
Watch: the videos behind this article
FLORIDA PROPERTY TAX RELIEF DIES: What Homeowners NEED to Know NOW
More Short Videos on This Issue
Watch the Real Appellate Arguments
These are recordings of actual Florida appellate arguments over homestead exemption eligibility, Save Our Homes, and assessment challenges, posted on the channel. An argument is not a ruling: read the written opinion before relying on any outcome.
Homestead Exemption & Permanent Residence — Garcia v. Andonie | FL Supreme Court (May 7, 2012)
Homestead Exemption Denied After Failed QPRT | Florida Appeal Case 24-2203
Save Our Homes Tax Challenge: 60-Day Nonclaim Statute & Property Appraisers | 2D14-2343 | FL 2nd DCA
Homestead Exemption & Equitable Title: Husband's Rights on Wife's Property | 2D14-2361 | FL 2nd DCA
Homestead Exemption & Forced Sale in Florida | Baldwin v. Henriquez Appraiser | 2D18-2658
Can a Property Appraiser Impose Back Taxes for Undervaluation? | Furst v. DeFrances | SC19-701
Go Deeper
- The Surviving Spouse and the Florida Homestead: Who Gets the House When a Spouse Dies
- The Lady Bird Deed: The Safest Way for Florida Parents to Leave the House to Their Kids
Frequently Asked Questions
Who qualifies for Florida's homestead exemption?
An owner who makes the property their permanent residence as of January 1 and applies by March 1.
What does the 2026 Florida property tax amendment do?
It would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028, cut the non-homestead cap to 5%, and limit local spending categories, if approved by 60% of voters on November 3, 2026.
How much can my Florida homestead assessment go up each year?
Under Save Our Homes, no more than 3% or the change in CPI, whichever is lower.
How do I challenge my property assessment in Florida?
File a petition with the value adjustment board within 25 days after the TRIM notice is mailed, or sue in circuit court within 60 days after the roll is certified for collection.
Talk to a Florida real estate lawyer
Weidner Law, P.A. handles Florida homestead and real estate matters. If you need a real estate lawyer in St. Petersburg, call (727) 954-8752 or email weidner@mattweidnerlaw.com.
Read the law yourself, free: every Florida rule and statute is on floridarules.net.
This article is general information about Florida law, not legal advice about your situation. Reading it, watching the videos, or contacting the firm does not create an attorney-client relationship. Every case turns on its own facts, and past results do not guarantee a similar outcome. The hiring of a lawyer is an important decision that should not be based solely upon advertisements.
