Florida's $250,000 Homestead Exemption Vote Is Coming — What Realtors Should Be Telling Clients Now

Florida voters will decide on November 3, 2026 whether to raise the homestead property tax exemption from $50,000 to $150,000 in 2027 and $250,000 in 2028, under House Joint Resolution 1-F, which passed the Legislature 75-26 in the House and 30-9 in the Senate. Nothing changes on a client's tax bill this year, but the ballot measure is already shaping buyer and seller conversations — here's how to talk about it accurately without overpromising.

What HJR 1-F actually does

Per Florida Realtors' coverage of the amendment, HJR 1-F would raise the homestead exemption on the non-school portion of a property tax bill to $150,000 starting January 1, 2027, then to $250,000 on January 1, 2028, with annual inflation adjustments after that. It also drops the annual assessment increase cap on non-homestead property (rentals, second homes, commercial) from 10% to 5% starting in 2027. Because it's a constitutional amendment, it needs 60% voter approval in November and does not require the governor's signature — the Legislature's job is done; this is now entirely in voters' hands.

Two details matter most for client conversations. First, the exemption does not touch school district levies, which typically make up close to 40% of a Florida tax bill, so "eliminating property taxes" is not an accurate way to describe this to a client. Second, anyone establishing Florida residency after December 31, 2026 only gets the current $50,000 exemption for their first five years as a resident, per the Florida Senate's official summary of the bill — a detail relocation clients specifically need to hear before they assume the bigger exemption applies to them immediately.

Why this belongs in your listing and buyer conversations today

Even though nothing changes on this year's tax bill, the amendment is already a live topic with buyers weighing affordability and sellers wondering whether to wait. A factual, dated explanation — not speculation about "when property taxes go to zero" — positions you as the agent who reads primary sources instead of repeating headlines. It's also a natural opening to discuss estimated carrying costs with a buyer client, since a property's current non-homestead assessment cap will shift from 10% to 5% in 2027 regardless of how the homestead vote turns out, which is relevant for any client considering a second home or rental purchase in Florida.

What to say — and not say — before November

Avoid telling a client the exemption is "already in effect" or that it "eliminates" property taxes; both overstate where things stand. The accurate framing: the Legislature referred a specific, numbered ballot measure to voters, it needs 60% approval, and if approved the first increase (to $150,000) would not apply until the 2027 tax year — meaning the earliest a homeowner would see any change is on a bill received in late 2027. For sellers weighing whether to list now or wait for a possible tax change, remind them that even a "yes" vote changes nothing about the market between now and January 2027, and the 2026 tax bill is unaffected either way. We touched on a related affordability data point in our Q2 2026 market data breakdown, which is worth pairing with this topic in a listing presentation.

Quick reference for your next client conversation

HJR 1-F detail	How to use it with a client
Homestead exemption: $50k → $150k (2027) → $250k (2028)	Frame as a future change pending a November 2026 vote, not a current-year benefit.
School levies excluded (~40% of a typical bill)	Prevents a client from assuming their full tax bill goes to zero.
60% voter approval required	Sets realistic expectations — passage is not guaranteed.
New residents after 12/31/2026 wait 5 years for full exemption	Directly relevant for relocation and out-of-state buyer clients.
Non-homestead assessment cap: 10% → 5% (2027)	Relevant talking point for rental and second-home buyers regardless of the homestead vote outcome.

None of this is tax or legal advice — always point clients to a licensed CPA or their county property appraiser's office for how the amendment would apply to their specific assessed value.

Frequently asked questions

Sources: Florida Realtors, "Property tax amendment heads to voters" (June 2, 2026); Florida Senate President's Office, official release on HJR 1-F passage (June 2, 2026); RealtorHitList, Florida Q2 2026 market data talking points.

Joe Pistone & Team · CrossCountry Mortgage · NMLS# 2087918 · Equal Housing Opportunity · Educational only — not a commitment to lend. This is not tax or legal advice; consult a licensed CPA or your county property appraiser for guidance specific to any property.