Property Tax Exemption Vote
DeSantis Signs Property Tax Bill Expanding Homestead Exemption, Requires Voter Approval
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Gov. Ron DeSantis signed a companion bill on June 24 to a sweeping Florida property tax overhaul that could raise the homestead exemption from $50,000 to $250,000. The measure now heads to voters, who must approve it by a 60% supermajority on November 3, 2026, for it to take effect. Tallahassee.com reported that DeSantis signed the bill in Bradenton, calling it a shield against local government tax hikes.
The companion bill, SB 4-F, provides the administrative framework for the broader constitutional amendment. It also allows the ballot summary to exceed Florida's standard 75-word limit — a provision critics say turns the ballot into a campaign flyer. State economists project the plan could cost local governments up to $12 billion per year by 2031, according to CBS News.
From $50,000 to $250,000: What the Amendment Does
The proposed constitutional amendment, known as Amendment 3, would expand Florida's homestead exemption in two phases. If voters approve it, the exemption rises to $150,000 in 2027. It then jumps to $250,000 in 2028. That means nearly 60% of Florida homeowners could see their non-school property tax bill drop to zero, according to Newsweek.
The plan also cuts the annual assessment growth cap on non-homestead properties — like commercial buildings and vacation homes — from 10% to 5%, according to Ballotpedia. Senate sponsor Bryan Avila (R-Miami Springs) framed the plan in stark terms. "Having to continually pay the government for the right to live on your own property flies in the face of the American dream," he said. Senate President Ben Albritton called the $250,000 exemption a gift for "America's 250th anniversary."
Local Governments Warn of Billions in Lost Revenue
Local officials and municipal groups are sounding alarms. The Florida League of Cities calls the proposal a "tax shift," not a tax cut. They argue it will force cities to raise sales taxes or cut services like fire, EMS, and parks. Property taxes make up 74% of local tax collections in Florida, according to the Florida League of Cities.
State economists project a $5 billion revenue loss in the first year alone, growing to nearly $12 billion annually by 2031. Former state Sen. Jeff Brandes said the shift "would fundamentally reshape the relationship between counties and the state," according to WLRN. Even some Republicans raised concerns. U.S. Rep. Byron Donalds warned that local governments may respond by piling on non-ad valorem fees and assessments to fill the gap, according to Florida Politics.
Ballot Language Fight and Legal Challenges Already Brewing
The companion bill's most contested provision lets the ballot summary run longer than the state's 75-word limit. Critics say this lets the state use the ballot to promote the amendment rather than describe it neutrally. A group called "Save Our Voters from Misleading Ballot Language, Inc." has already filed a lawsuit. Plaintiffs argue the title — "Save Our Homes from Excessive Property Taxes" — is a campaign slogan, not a factual description, according to Florida Politics.
Legal analysts also flagged a 5-year residency waiting period written into the amendment for people who move to Florida after December 31, 2026. A 1980 Florida Supreme Court ruling struck down a similar requirement as a violation of the Equal Protection Clause of the U.S. Constitution, according to The Real Deal. The Tax Foundation also warned the plan "risks severely undermining the competitiveness of Florida's overall tax structure" by shifting the burden onto businesses and renters.
A Rushed Special Session Sets Up a November Showdown
DeSantis called the special session on May 27. Lawmakers convened on June 1 and passed both measures in just two days. The House approved HJR 1-F by a vote of 75-26. The Senate passed it 30-9. Democrats pushed back hard. Rep. Robin Bartleman (D-Weston) asked, "Why the rush? Why three days? Why not ask for actual numbers?" according to Florida Politics.
The fast timeline left even some Republicans uneasy, making it one of the more contentious debates among a party that controls all levers of state government. DeSantis, who cannot run for governor again, cast the measure as a legacy item. "This is something that will be protecting taxpayers," he said at the signing, "making it harder for city and county governments to hike property taxes." Voters will have the final say on November 3.
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