On June 2, 2026, the Florida Legislature sent a historic property tax amendment to the November ballot. Here's what's actually in it, who qualifies, and what it could mean for homeowners, buyers, and sellers in Lake Mary, Sanford, Longwood, and across Seminole County — in plain English.
Ask Us How It Affects Your Home → Call (407) 544-4704In a special session, Florida lawmakers approved a constitutional amendment (HJR 1-F) that would dramatically expand the homestead exemption. It now goes on the November 2026 general election ballot, where it needs at least 60% voter approval to become law.
Today, Florida homeowners who live in their home as a primary residence get up to $50,000 in homestead exemptions. The amendment would raise the exemption for non-school property taxes in two steps:
Current homestead exemption (up to $25K applies to all taxes; up to another $25K to non-school taxes).
First step if the amendment passes — exemption tripled for non-school property taxes.
Full exemption. For many Seminole County homes, non-school property taxes could drop to zero.
Every city in Seminole County has its own millage rates, so the impact varies street by street. But here's a simple way to think about it.
An additional $200,000 of exemption (going from $50K to $250K) applied against typical non-school millage rates in Seminole County could mean savings roughly in the four-figure range per year for many homesteaded owners — and for homes assessed near or below $250,000, non-school property taxes could be eliminated entirely.
| Your Situation | What the Amendment Could Mean |
|---|---|
| Long-time owner Homesteaded in Seminole County for years | You may see the largest benefit — full exemption increase, on top of your existing Save Our Homes assessment cap. |
| Recent FL buyer Homesteaded before Jan 1, 2027 | You may qualify for the expanded exemption as the increases phase in. Confirm your homestead filing is active with the Seminole County Property Appraiser. |
| Moving to Florida Buying after Jan 1, 2027 | There's a catch — see the 5-year residency rule below. You'd receive current exemption levels until you qualify. |
| Investor / 2nd home Non-homesteaded property | The expanded exemption doesn't apply, but the annual assessment-increase cap would drop from 10% to 5% — meaningful protection over time. |
Here's the detail that matters most if you're relocating from New York, New Jersey, California, or anywhere else: the full benefit isn't immediate for newcomers.
Under the amendment, first-time Florida homeowners buying after January 1, 2027 would generally need to establish five years of residency before qualifying for the expanded "super exemption." Until then, they'd receive the current exemption levels.
What does that mean in practice? Establishing Florida residency sooner may matter more than ever. If you're planning a move to Central Florida, the timing of your purchase and your residency could affect your tax picture for years.
We work with relocating executives and families every week — and we coordinate the full picture: the home search, the timing, and the financing through our mortgage side. One conversation can save you from an expensive misstep. Call (407) 544-4704 or start with our Lake Mary relocation guide.
Lower carrying costs tend to support demand. If the amendment passes, owning a homesteaded primary residence in Florida becomes more affordable relative to renting and relative to other states — and that may strengthen the case for buying in communities like Lake Mary, Heathrow, and Markham Woods over time.
If you're selling: the amendment could become a selling point for your home — especially to out-of-state buyers comparing total cost of ownership. If you're buying: today's market already favors you with more inventory and more negotiating room than recent years; a potential tax cut on top of that is a bonus, not a reason to wait. No one can promise what voters will decide in November.
Florida Legislature passes HJR 1-F in special session and places it on the ballot.
Campaign season. Expect heavy news coverage and plenty of confusion — this page stays updated.
Florida voters decide. 60% approval required to pass.
If approved: exemption rises to $150,000 for non-school taxes.
If approved: exemption reaches $250,000.
Kelly & Ray Nadeau · Equity Smart Home Loans · NMLS #856170
Apply at Smart-N-Loans.com →Property taxes are only one piece of staying in the home you love. Learn how your home equity can fund your retirement without selling or moving.
Start The 5-Step Stay Home Plan — Free →It's a proposed constitutional amendment (HJR 1-F) passed by the Florida Legislature on June 2, 2026. If voters approve it in November 2026, the homestead exemption for non-school property taxes would rise from $50,000 to $150,000 on January 1, 2027, then to $250,000 on January 1, 2028. School district taxes are not affected.
It's on the November 2026 general election ballot. The amendment needs at least 60% voter approval to take effect. Make sure your voter registration is current.
No. The expanded exemption applies only to non-school levies — county, city, and certain special districts. School district taxes continue as they do today.
Not right away. First-time Florida homeowners buying after January 1, 2027 would generally need five years of residency before qualifying for the expanded exemption. Until then, they'd receive the current exemption levels. Details may be refined by implementing legislation — confirm with a tax professional before making decisions.
The expanded exemption applies only to homesteaded primary residences. However, the amendment would also lower the annual assessment-increase cap on non-homestead properties from 10% to 5% — a meaningful long-term benefit for investors and second-home owners.
There's no universal answer. The vote's outcome is uncertain, and the right timing depends on your equity, your goals, and the specific home. Today's market already gives buyers more selection and negotiating room than recent years. A short conversation about your situation is the practical first step — call us at (407) 544-4704.
Tell us about your situation — owning, buying, selling, or relocating — and Kelly or Ray will follow up personally. No pressure, no obligation.
Prefer to talk now? Call (407) 544-4704
Kelly & Ray Nadeau · Lake Mary's hometown broker team
Call (407) 544-4704Important information. This page is for general educational purposes only and does not constitute tax, legal, or financial advice. The constitutional amendment described here (HJR 1-F) is pending voter approval in November 2026 and is not law; provisions may change through implementing legislation. Tax savings illustrations are approximate and vary by city, millage rates, and assessed value. Consult a qualified tax professional regarding your specific situation. Market data approximate.
Kelly and Ray Nadeau are licensed Broker Associates, State of Florida. Kelly Nadeau NMLS #1027618 · Ray Nadeau NMLS #1027617 · Mortgage services through Equity Smart Home Loans, CA NMLS #856170. Not a commitment to lend. All loans subject to credit approval. NMLS Consumer Access. Equal Housing Opportunity.
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