The homestead exemption is one of the most valuable benefits of owning a home in Florida, and many new owners don't claim it in time. Here is how it works today, and what could change after the November 2026 election.
Who qualifies
You can claim the homestead exemption if you:
- Own the home (alone or with others), and
- Make it your permanent residence on January 1 of the tax year.
Non-citizens generally need permanent resident status to qualify, and you can claim only one homestead. Vacation homes and rentals do not qualify.
What it saves you today
For the 2026 tax year, the exemption has two parts:
- The first $25,000 of assessed value is exempt from all property taxes, including school taxes.
- An additional amount, about $26,400 for 2026 and adjusted each year for inflation, is exempt from non-school taxes on assessed value above $50,000.
Just as important is the Save Our Homes cap. Once your home has the exemption, its assessed value can rise by no more than 3% a year, or the inflation rate if lower, even when market values jump. After several years this can mean a big difference compared with a neighbor who just bought. When you move to another Florida home, portability can let you carry part of that savings with you.
How to apply
- Close on your home and move in. You must live there on January 1.
- Gather your documents. Your county will usually ask for your Florida driver's license or ID with the new address, your vehicle registration and voter registration if you have them, and proof of status if you are not a U.S. citizen.
- Apply online or in person with your county property appraiser: Orange, Osceola, Seminole, Polk or wherever the home is.
- File by March 1. If you buy in the fall, apply as soon as you move in. Most counties accept applications early for the next year.
You only apply once. The exemption renews automatically as long as you own and live in the home, but tell the property appraiser if you move or rent it out.
Amendment 3 on the November 3, 2026 ballot
Florida voters will decide on Amendment 3, a property tax amendment passed by the Legislature in June 2026. If at least 60% of voters approve it, it would:
- Raise the homestead exemption from non-school taxes to up to $150,000 in 2027 and up to $250,000 in 2028, then adjust it for inflation starting in 2029. School taxes would keep the $25,000 exemption.
- Give people who establish a new Florida homestead on or after January 1, 2027 a smaller exemption at first, reaching the full amount in their fifth year.
- Lower the yearly cap on assessment increases for non-homestead property, such as rentals and second homes, from 10% to 5% for non-school taxes.
- Keep Save Our Homes, portability and the existing senior, veteran and disability exemptions.
If it passes, the first changes would show up on the property tax notices of August 2027 and the tax bills of November 2027. I will update this guide after the election.
Why it matters when you buy
When you compare homes, don't rely on the seller's current tax bill. If the seller has had the homestead exemption for years, your bill after you buy can be much higher because the assessed value resets to market value. I always estimate the new owner's taxes for my clients before they make an offer.
Frequently asked questions
What is the deadline to apply for homestead exemption in Florida?
March 1 of the tax year. You must own the home and live in it as your permanent residence on January 1 of that year.
How much does the Florida homestead exemption save?
For 2026 it removes $25,000 of assessed value from all property taxes and about $26,400 more from non-school taxes, and it limits yearly increases in assessed value to 3% or inflation, whichever is lower.
Does homestead exemption transfer when I sell?
The exemption itself does not transfer to the buyer. The new owner's taxes are based on market value, which is why your taxes can be higher than the seller's. Through portability, you can often carry part of your Save Our Homes savings to your next Florida home.
What is Amendment 3 on the 2026 Florida ballot?
A proposed constitutional amendment that would raise the homestead exemption from non-school taxes to up to $150,000 in 2027 and $250,000 in 2028, and lower the assessment cap on non-homestead property from 10% to 5%. It needs 60% of the vote on November 3, 2026.
Have a question about your situation?
I answer personally, in English or Spanish, usually the same day.
Sources
This guide is general information, not legal or tax advice. Laws and figures change; confirm the details for your situation with a professional.