Get to Florida by Dec. 31 — or Wait Five Years for Your Full Tax Break.
Get to Florida by Dec. 31 — or Wait Five Years for Your Full Tax Break
Florida just approved a much bigger homestead exemption — but the full benefit is reserved for people who are Florida residents by the end of 2026. If you're planning a move, the next eight weeks matter.
AARON BOND · BROKER, ENGEL & VÖLKERS TAMPA DOWNTOWN
57 days to December 31 · as of November 4, 2026 · residency, not a closing date, is what counts
On November 3, Florida voters approved Amendment 3 with about 62% of the vote in unofficial returns, clearing the 60% it needed. For Florida homeowners, it means a much larger break on property taxes starting in 2027.
For anyone who isn't a Florida resident yet, there's a catch worth knowing about right now: the amendment treats people who were Florida residents on December 31, 2026 differently from people who arrive later. If you've been thinking about moving here in the next year or two, this is the guide for you.
The short version
Be a permanent Florida resident by December 31, 2026, and you qualify for the full new exemption: up to $150,000 off your home's taxable value for city, county and other non-school taxes in 2027, and $250,000 from 2028.
Arrive in 2027 or later, and you start at $50,000 — then wait until your fifth year of homestead for the full amount.
On a typical Tampa Bay home, that wait can cost a newcomer roughly $7,000 to $11,000 over four years.
What passed
Homestead exemption, Florida residents as of Dec. 31, 2026
| Today | 2027 | 2028 on | |
|---|---|---|---|
| City, county & other non-school taxes | $51,411 | $150,000 | $250,000* |
| School taxes | $25,000 | $25,000 | $25,000 |
*Adjusted for inflation each year beginning in 2029. The new amount replaces today's exemption rather than adding to it. Save Our Homes (the 3%-or-inflation cap on yearly increases) and portability are unchanged. Sources: CS/HJR 1F (2026F), Florida Legislature; Florida Division of Elections, Ballot No. 3 summary; Pinellas County Property Appraiser, Amendment 3 FAQ.
The date that matters to you: December 31, 2026
The amendment's text gives the smaller exemption to anyone who "had not maintained a permanent residence in this state as of December 31, 2026." Here's how that plays out:
If you become a Florida resident…
| Non-school exemption | When you get the full amount | |
|---|---|---|
| By Dec. 31, 2026 | $150,000 in 2027; $250,000 from 2028 | Right away, once you own, live in and homestead your home |
| In 2027 or later | $50,000 (plus the $25,000 school exemption) | Starting your fifth year of homestead |
One detail from the Pinellas County Property Appraiser that's easy to miss: you don't have to own a home by December 31. If you establish permanent residency here by then and buy later, you still qualify for the higher amount when you buy and apply for homestead.
What waiting could cost
The gap between the two exemptions is $200,000 of taxable value for non-school taxes. Multiply that by your local non-school tax rate and you have the yearly difference — for each of the four years a later arrival waits.
Illustration — home assessed at $250,000 or more
| Where | Non-school rate | Per year | Over four years |
|---|---|---|---|
| City of Tampa | 13.5028 mills | ≈ $2,700 | ≈ $10,800 |
| Unincorporated Hillsborough | 11.9115 mills | ≈ $2,380 | ≈ $9,530 |
| St. Petersburg | 13.6267 mills | ≈ $2,725 | ≈ $10,900 |
| Pinellas County average | 12.2011 mills | ≈ $2,440 | ≈ $9,760 |
| Unincorporated Pinellas | 9.0299 mills | ≈ $1,805 | ≈ $7,220 |
| Unincorporated Pasco (fire district) | 10.5429 mills | ≈ $2,110 | ≈ $8,430 |
$200,000 × each area's 2025 certified non-school millage. Ignores inflation adjustments and future rate changes, and excludes non-ad valorem assessments. Pinellas average from the Pinellas County Property Appraiser; other rates from the Hillsborough, Pinellas and Pasco property appraisers and tax collector. An illustration, not a quote for any property.
Your three paths
Working backward from December 31 helps. A financed purchase usually takes a month or more to close, and the holidays slow down movers, lenders and title offices alike. The earlier you choose a path, the more of them stay open.
|
1
|
Buy and move in by December 31, 2026 Own the home and live in it as your permanent residence on January 1, 2027, then file for homestead with your county property appraiser by March 1, 2027. You get the $150,000 exemption on your 2027 taxes and $250,000 from 2028. |
|
2
|
Can't close in time? Become a resident first Move here and make Florida your permanent home by December 31 — renting is fine. It's often the quickest route, since a lease can come together in days. When you buy, you apply for homestead and qualify for the full exemption. |
|
3
|
Arriving in 2027 or later You still get a homestead exemption: $50,000 for non-school taxes plus $25,000 for school taxes, and Save Our Homes protection from your second year. The full amount starts in your fifth year. |
What "permanent resident" actually means
Florida law defines a permanent residence as the place where you have your "true, fixed, and permanent home" — the place you intend to return to whenever you're away. A vacation home or a second home doesn't count. The county property appraiser decides, based on the facts, when you apply for homestead.
No single document settles it. The appraiser looks at the whole picture. Florida Statute 196.015 lists the evidence that counts, and it doubles as a checklist:
- Live here. Move in. This has to be your real, full-time home.
- Get a Florida driver license and give up your out-of-state license.
- Register your vehicles and get Florida license plates.
- Register to vote at your Florida address.
- File a Declaration of Domicile with the clerk of the circuit court in your county.
- Move your paper trail: the address on your federal tax return, your bank accounts, and your utility bills.
- Wrap up your old residency, and note the date it ended. If your children are enrolled in school, that counts too.
- Drop any residency-based property tax break in your old state. Florida won't grant homestead to someone still claiming one elsewhere.
Sources: Florida Statutes §196.012(17), §196.015, §196.031(6) and §222.17.
Read this before you plan around it
It has to be real. Residency is a question of fact, not paperwork. Claiming a homestead you don't qualify for can mean paying back the taxes plus a 50% penalty and 15% interest a year (Florida Statute 196.161).
The newcomer rule may be challenged. The ballot summary says it applies "to the extent permitted by the U.S. Constitution." Lawsuits are possible, but don't count on one changing the rule in time to help you.
Nothing changes on 2026 tax bills. The new exemptions first show up on August 2027 TRIM notices and November 2027 tax bills.
Get advice on your situation. Talk to a Florida attorney or your county property appraiser about residency, and a tax professional about your old state's rules. This post is general information, not legal or tax advice.
Thinking about a move? Let's talk this week.
Eight weeks isn't long to find a home, close and move — or to set up a rental and establish residency first. We help buyers relocating to Tampa Bay sort out exactly that every week, and we're part of a global network if you're selling a home somewhere else to make the move. A short call now can tell you which path still fits your timeline.
| Talk to an Advisor → |
Aaron Bond is Broker at Engel & Völkers Tampa Downtown. Vote share is from unofficial election-night returns; check the Florida Division of Elections for certified results. Sources: CS/HJR 1F (2026F) enrolled text, Florida Legislature; Florida Division of Elections, Ballot No. 3; Pinellas County Property Appraiser, Amendment 3 FAQ; Florida Statutes §§196.012, 196.015, 196.031, 196.161 and 222.17; 2025 certified millage from the Hillsborough, Pinellas and Pasco county property appraisers and tax collector. Savings figures are illustrations, not quotes for any property — run your parcel through your county property appraiser's tax estimator. General information only, not legal or tax advice. Engel & Völkers Tampa Downtown.
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