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Florida homestead exemption: a 2026 guide for new homeowners
If you buy a home and make it your permanent Florida residence, the homestead exemption can lower your property taxes and cap future increases. Here's how it works today, and what Amendment 3 on the November 2026 ballot would change.
Homestead basics today
Jan. 1
you must own and live in the home on this date
Rules summarized from Florida law; confirm with your county property appraiser.
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Reviewed by Bryan Berns, Florida real estate broker (License BK3659524), licensed since 2011 · Updated October 2026How the current homestead exemption works
| Piece | What it means |
|---|---|
| First $25,000 | Exempt from all property taxes, including school taxes. |
| Additional $25,000 | Exempt from non-school taxes on assessed value between $50,000 and $75,000. |
| Save Our Homes cap | Annual increases in assessed value are capped at 3% or inflation, whichever is lower. |
| Portability | When you move within Florida, you can generally transfer up to $500,000 of your Save Our Homes benefit if you re-establish homestead within the time allowed. |
| How to apply | File with your county property appraiser by March 1 of the year after you own and occupy the home as of January 1. |
Amendment 3 on the November 2026 ballot
Florida voters will decide Amendment 3 this November. As rewritten for the ballot, it would raise the homestead exemption to $150,000 for most owners in 2027 and up to $250,000 in 2028, with later increases tied to inflation, and would lower the cap on assessment increases for non-homestead property.
As described in news coverage, people who weren't Florida residents by Dec. 31, 2025 would wait five years for the higher exemption, to the extent the U.S. Constitution permits. It needs at least 60% of the vote to pass. We'll update this page after the election.
What this means when you buy
Your taxes will likely change
A seller's tax bill reflects their exemptions and cap, not yours. Budget from your own estimate.
Apply on time
Missing March 1 can cost you a year of savings.
Relocating?
If you're moving from out of state, plan your residency documents, such as a Florida driver's license and voter registration.
Rebate helps up front
Your rebate lowers cash to close while the homestead exemption lowers taxes for years.
Homestead questions
Can I get the homestead exemption on a second home?
No. It's only for your permanent residence.
Why will my taxes be higher than the seller's?
The seller's assessed value may be capped by years of Save Our Homes. A sale generally resets the assessment for the new owner.
Does Amendment 3 apply if I move to Florida in 2027?
As described, new residents after 2025 would wait five years for the higher exemption, if it passes. Check the final results and rules.
Who do I apply with?
Your county property appraiser, usually online.
Plan your Florida purchase and your taxes
Tell us where you're moving and your timeline. We'll estimate your rebate and help you budget for taxes.
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