If you are planning to move to Southwest Florida, December 31, 2026 is worth knowing about. Under Amendment 3, which Florida voters approved on November 3, people who are permanent Florida residents by that date qualify for the larger homestead exemption on non-school property taxes: up to $150,000 in 2027 and $250,000 in 2028. People who become residents on or after January 1, 2027 start with a $50,000 exemption and become eligible for the larger one in their fifth year. For a relocating buyer, the date you become a Florida resident can change your tax bill for four years.
What does the December 31, 2026 date actually mean?
Here is how county property appraisers describe it in their Amendment 3 FAQs:
- Permanent Florida residents as of December 31, 2026 are eligible for the larger exemption amounts beginning in 2027.
- People who become residents on or after January 1, 2027 begin with an exemption on the first $50,000 of assessed value for non-school taxes, adjusted for inflation starting in 2028.
- After keeping a Florida homestead exemption for four years, those newer residents become eligible for the larger exemption starting January 1 of the fifth year.
Our Amendment 3 overview covers the rest of the changes, including the lower cap for second homes and rentals.
Do you have to own a home here by December 31?
According to the Pinellas and Manatee County property appraiser FAQs, no. The date is about residency, not ownership. If you are a permanent Florida resident by December 31, 2026 and buy a home later, you would be eligible for the higher exemption amount when you buy and apply for homestead.
The normal homestead rules still apply. In Florida, you generally need to own the home and live in it as your permanent residence on January 1 of the tax year, and then file your homestead application with the county property appraiser.
What counts as becoming a permanent resident?
This is the part to get right, and it is not spelled out in a single checklist. Attorneys at Bilzin Sumberg wrote that the deadline “should not be viewed as simply a paperwork deadline.” Depending on your circumstances, evidence may include:
- A Florida driver's license
- Florida voter registration and vehicle registration
- A declaration of domicile
- Moving your mailing and financial addresses to Florida
The Manatee County Property Appraiser notes that additional procedures may be set through implementing legislation. Changing your state of residence can also affect taxes and legal matters in the state you are leaving, so talk with a tax professional or attorney before you act on the date.
How much difference does the date make?
It depends on your home's assessed value and your local tax rates, so we will not quote a single dollar figure. Here is a simple way to think about it. In 2028, a long-time resident's non-school exemption can be up to $250,000, while a newer resident's is $50,000. On a home assessed above $250,000, that is up to $200,000 more value taxed at non-school rates for each of those first four years.
Property tax rates are set in mills, and one mill is $1 per $1,000 of value. So every mill of non-school tax on $200,000 is about $200 a year. Your TRIM notice lists the non-school rates for your address, which our TRIM notice guide walks through.
The question for a relocating buyer is no longer just when to buy. It is also when to become a Florida resident, and those may not be the same date.
What if you already own a second home here?
Many seasonal residents already own a second home in Bonita Springs, Estero, Naples or Fort Myers. If you have been thinking about making Florida your permanent home, the December 31, 2026 date may be part of that decision. The same residency evidence applies, and so do the homestead rules for the year you apply. This is a personal decision with tax effects in your home state, so it belongs in a conversation with your tax professional.
What if you're moving within Florida?
The Manatee County Property Appraiser's FAQ says the amendment does not change Florida's portability rules. If you already have a Florida homestead and move to another Florida home, you can still carry over Save Our Homes savings under the existing rules. Our portability guide explains how that works.
What does this mean if you're selling to a relocating buyer?
Expect more buyers to ask about taxes, and expect their answers to differ. Two buyers looking at the same home can have very different first-year tax bills depending on when they became Florida residents. Clear, accurate information on your listing helps, and so does pointing buyers to the property appraiser instead of guessing.
How would we help if you called us?
We would start by mapping your timeline: when you plan to become a Florida resident, when you want to close, and when you will live in the home on January 1. Those three dates do not always line up, and the gaps matter. We would show you what your monthly payment looks like under each scenario, so the decision is based on numbers instead of a headline. We also work alongside your tax professional and point you to the right county property appraiser contacts. That is the planning that happens before you choose a closing date, and it is easier to do in November than in January.
What this post does not tell you
This is general information based on property appraiser FAQs and published analysis, not tax or legal advice. Election results are unofficial until certified, and the Legislature may add procedures that change how residency is shown. Lee and Collier County property appraisers make the final decisions on homestead applications in our area, so confirm your situation with them and with your tax professional.
Frequently asked questions
Do I have to own a Florida home by December 31, 2026 to get the larger exemption?
According to property appraiser FAQs from Pinellas and Manatee counties, no. The date is about becoming a permanent Florida resident. If you are a permanent resident by December 31, 2026 and buy a home later, you would be eligible for the higher exemption amount when you buy and apply for homestead. You still have to meet the normal homestead rules for the year you apply.
What exemption do new Florida residents get starting in 2027?
People who become Florida residents on or after January 1, 2027 start with an exemption of $50,000 on non-school taxes, adjusted for inflation beginning in 2028. After keeping a Florida homestead exemption for four years, they become eligible for the larger exemption starting January 1 of the fifth year.
How do I prove I was a Florida resident by December 31, 2026?
Amendment 3 does not spell out a checklist. Attorneys at Bilzin Sumberg note that evidence may include a Florida driver's license, voter registration, vehicle registration, a declaration of domicile and changing your mailing and financial addresses, depending on your circumstances. Property appraisers say more procedures may come through implementing legislation, so confirm with your county property appraiser and a tax professional.
Sources: Pinellas County Property Appraiser, Amendment 3 FAQ; Manatee County Property Appraiser, Proposed 2026 Florida Property Tax Amendment FAQ; Bilzin Sumberg, Moving to Florida? Amendment 3 Could Make December 31, 2026 an Important Deadline (September 2, 2026); Bay News 9, Florida voters approve Amendment 3 (November 4, 2026).