Florida Property Tax Update: The Amendment Now Headed to Your November 2026 Ballot

As of June 12, 2026, Florida property taxes have not changed. But for the first time in this long-running debate, there is now a concrete, scheduled decision point.

During a special legislative session held June 1 through June 3, the Florida Legislature passed a constitutional amendment that would significantly expand the homestead property tax exemption and create a framework for eliminating most homestead property taxes over time. The measure does not change anything on its own. It now goes to Florida voters on the November 3, 2026 ballot, where it will need 60 percent approval to take effect.

Here is where things actually stand, what the amendment would do if approved, and what it means for homeowners, buyers, sellers, and real estate professionals right now.

What Changed in June

Earlier in the year, the 2026 regular session ended in March without a unified property tax bill, and an April special session left property tax reform off the agenda entirely. At that point, the most likely path forward appeared to be a summer special session with no firm date.

That session arrived sooner than expected. Governor Ron DeSantis called the Legislature into a special session for June 1 through June 3 to take up a single consolidated proposal rather than the competing bills that had stalled during the regular session. On June 2, both chambers approved the measure, known as HJR 1F and titled the "Save Our Homes from Excessive Property Taxes" amendment.

The vote largely followed party lines. The House approved the amendment 75 to 26, and the Senate approved it 30 to 9. Because the measure amends the Florida Constitution, the Legislature's approval is only the first step. The amendment must now be approved by at least 60 percent of voters in the November general election before any part of it takes effect.

What the Amendment Would Do

If voters approve the amendment, most provisions would take effect on January 1, 2027. The key provisions are:

• A much larger homestead exemption for non-school taxes. The homestead exemption that applies to non-school property taxes would rise from $50,000 to $150,000 in 2027, then to $250,000 in 2028, with annual inflation adjustments beginning in 2029.
• School taxes are excluded. The expanded exemption would not apply to school district taxes. The existing $25,000 exemption would continue to apply to school taxes, so homeowners would effectively have two separate exemptions: a large one for county, city, and special-district taxes, and the existing smaller one for schools.
• A lower assessment cap on non-homestead property. The current 10 percent annual cap on assessment increases for non-homestead property — including rentals, vacation homes, apartment buildings, and commercial property — would drop to 5 percent starting January 1, 2027. This change also would not apply to school taxes.
• A waiting period for new residents. People who establish Florida residency after December 31, 2026 would receive a smaller initial exemption and would have to maintain Florida residency for five years before qualifying for the full exemption.
• Restrictions on how local governments spend property tax revenue. Counties and municipalities would be limited to spending property tax revenue on core functions such as public safety, education, infrastructure, natural resource and flood control projects, debt and bond obligations, employee retirement, and general government operations.
• A path toward full elimination. The amendment would require the Legislature to establish a uniform procedure allowing local governments to raise homestead exemptions further over time, up to the full assessed value of a property, with special districts able to do the same by local referendum.

The School-Tax Carve-Out

The version of the amendment that passed is not identical to the proposal the Governor originally announced. His initial plan would have applied the expanded exemption to all property taxes, including those that fund schools. Lawmakers amended the proposal to protect school funding, excluding school district taxes from the exemption increase. This was one of the most significant changes made during the session and is an important detail for homeowners trying to estimate the real effect on their bill, because school taxes often make up a substantial portion of a Florida property tax bill.

What It Would Cost Local Governments

The fiscal impact is the central point of disagreement. Legislative staff estimated the amendment would reduce local government revenue across the state by roughly $4.6 billion in fiscal year 2027-28, growing to about $8.4 billion in fiscal year 2028-29.

Supporters describe the amendment as historic, overdue relief for homeowners squeezed by rising property values, and point to provisions designed to protect funding for law enforcement, fire service, and other essential services. Critics, including some city and county officials, warn that the lost revenue represents a cost shift rather than a true savings, and could pressure local governments to reduce services or raise other taxes and fees to make up the difference. Several counties have publicly estimated significant revenue losses if the amendment passes.

A Legal Challenge to the Ballot Language

On June 11, 2026, two former Florida mayors and a newly formed nonprofit filed a lawsuit in Leon County Circuit Court challenging the way the amendment will be presented to voters. The plaintiffs do not challenge the substance of the amendment itself. Instead, they argue that the ballot summary is biased and misleading because it appears to advocate for the measure rather than neutrally describe what it does. They also argue that the "Save Our Homes from Excessive Property Taxes" title borrows a phrase associated with an unrelated 1992 constitutional protection, and they point to a 1994 Florida Supreme Court decision that rejected a similarly framed ballot title.

Two points matter for homeowners following this. First, even if a court finds the ballot summary defective, that would not remove the amendment from the ballot. Under Florida law, the Attorney General would be required to revise the summary. Second, the ballot question runs longer than the 75-word limit normally allowed under Florida law, and the Legislature passed a separate bill exempting this amendment from that cap. The litigation is expected to play out over the summer.

What This Means for Buyers and Sellers

For real estate transactions happening today, nothing has changed. The amendment is a proposed change to the Florida Constitution, not current law. Until voters approve it in November and the relevant effective dates arrive in 2027 and 2028, property taxes are assessed, calculated, and collected exactly as they are now.

Buyers should continue to evaluate affordability based on current tax rates and assessed values. There should be no assumption that property taxes will be reduced or eliminated for any transaction closing in 2026. If you are evaluating closing costs, you can review our guide on Florida closing costs and tax prorations.

Sellers should expect standard tax prorations at closing, with no adjustments tied to the proposed amendment.

For those involved in closings, underwriting, or escrow, all calculations remain consistent with existing Florida law. Learn more about the process in our Florida title and closing process guide.

What to Watch Moving Forward

The issue is now on a defined timeline rather than an open-ended one:

• November 3, 2026: Florida voters decide the amendment, which needs at least 60 percent approval to take effect.
• Two related measures share the ballot: A separate amendment would exempt certain agriculture and agritourism tangible personal property from property taxes, and another would change the state's budget stabilization fund. Each also requires 60 percent approval.
• The ballot-language lawsuit: A court ruling could require the Attorney General to rewrite the ballot summary, but would not remove the measure from the ballot.
• Effective dates if approved: Most provisions would take effect January 1, 2027, with the exemption increasing again in 2028 and inflation indexing beginning in 2029.

Staying Grounded in the Current Law

There continues to be widespread discussion online suggesting that Florida has eliminated property taxes. As of June 12, 2026, that is not accurate. The Legislature has placed a proposed amendment on the November ballot, but it is not law, nothing has been eliminated, and no homeowner's tax bill changes unless and until voters approve the measure and the future effective dates arrive.

Property taxes remain in full effect, and all real estate transactions are governed by the current system.

If you are a homeowner, you may also want to review how exemptions impact your taxes in our guide to the Florida homestead exemption and Save Our Homes protections.

What To Know

The Florida Legislature passed a constitutional amendment, HJR 1F, during a June 1-3 special session that would substantially expand the homestead exemption for non-school property taxes and create a framework for phasing out most homestead property taxes over time.

The amendment goes to voters on November 3, 2026, and requires 60 percent approval to take effect. Most provisions would begin January 1, 2027 if approved.

As of June 12, 2026, there are no changes to property taxes in Florida. The current system governs all real estate transactions, and any change will depend on voter approval in November.