September 30, 2026
If making Florida your permanent home is already in your plans, 2026 could be an important year to make the move.
Florida voters will consider Amendment 3 this November, which would significantly increase the Homestead Exemption for non-school property taxes. But there’s one particularly important date for anyone considering establishing Florida residency:
December 31, 2026.
If the amendment passes, establishing Florida residency before the end of the year could potentially mean several years of additional property tax savings.
WHAT EXACTLY IS CHANGING?
If approved, Amendment 3 would increase the Homestead Exemption for non-school property taxes to:
2027: Up to $150,000
2028: Up to $250,000
The $250,000 exemption would then be adjusted for inflation beginning in 2029.
The proposal creates an important distinction between people who are Florida residents by December 31, 2026 and those who establish residency afterward.
WHAT IF YOU WAIT UNTIL 2027?
If you establish Florida residency beginning in 2027, you wouldn’t lose the Homestead Exemption.
However, you would generally receive the existing exemption first and have to wait until the fifth year of your exemption to receive the increased amount.
If moving to Florida is already in your plans, that makes establishing residency before the end of 2026 potentially much more valuable.
ALREADY OWN A SECOND HOME IN FLORIDA?
You may not need to purchase another property.
If you already own a second home or seasonal residence in Florida and have been considering making Florida your primary state of residence, this may be the year to make that change.
Simply owning property here isn’t enough. You would need to genuinely establish Florida as your permanent residence and update the documentation supporting that change.
Because changing residency can also have tax, insurance and legal implications—particularly if you continue to own a home in another state—it’s worth discussing your individual situation with your tax or legal professional.
DON’T PLAN TO CLOSE ON DECEMBER 31
Although December 31 is the important residency date under the proposal, we recommend buyers aim to close by December 15—or sooner if possible.
That gives you time to move into the property and take the necessary steps to establish Florida as your permanent residence.
If you’re paying cash, we recommend trying to have a property under contract by mid to late November.
If you’re financing, we recommend being under contract between mid-October and mid-November, depending on your loan type and lender.
The goal isn’t simply to own a Florida property by December 31. It’s to have enough time after closing to actually establish Florida as your permanent home.
WHAT TO DO AFTER CLOSING?
Once you’ve closed and moved into your Florida home, some of the steps to consider completing before December 31 include:
- Obtain a Florida driver’s license or ID
- Register your vehicles in Florida
- Update your auto insurance
- Register to vote in Florida
- Update your permanent mailing address
- Update banking and other important records
There isn’t one single document that establishes residency in every situation. Together, these steps help create a clear record that Florida has become your permanent home.
WHAT IF YOU CAN'T PURCHASE A HOME BEFORE YEAR-END?
The proposed amendment focuses on whether you established Florida residency by December 31, 2026, not necessarily whether you already owned your eventual homestead by that date.
That means someone genuinely moving to Florida who cannot complete a purchase in time could potentially establish permanent Florida residency through a rental before year-end and purchase a home afterward.
Simply signing a lease isn’t enough—you would need to actually make Florida your permanent residence. If you’re considering this option specifically for tax purposes, confirm your individual circumstances with the appropriate property appraiser, tax professional or attorney.
DON’T FORGET TO APPLY FOR HOMESTEAD
Establishing Florida residency doesn’t automatically give you the Homestead Exemption. You still need to apply with your county property appraiser.
Under current Florida law, you generally need to own and occupy the property as your permanent residence as of January 1 to qualify for that tax year, with the regular Homestead application deadline being March 1.
That’s another reason we recommend getting closed, moved in and established well before the final days of December.
THE BOTTOM LINE
Amendment 3 still needs to be approved by Florida voters this November, so the increased exemption is not guaranteed.
But if making Florida your permanent home is already in your plans, establishing residency before December 31, 2026 could potentially make a significant difference in your property taxes over the following years.
If purchasing a home is part of that move, our recommendation is to target a closing by December 15 or sooner.
If you’re considering making a Florida purchase before the end of the year, CONTACT US now. We can help you start your home search, determine the right timeline based on how you’re purchasing, and work toward getting you closed with enough time to establish Florida residency before year-end.
