By Brad Dohack, Gulf Pointe | eXp Realty, Estero, FL. Licensed since 2006. Updated November 2026.
If you've been reading these for a while, you've seen me bring up year-end timing more than once. I wrote about the January 1 homestead date in October, and again in our pre-election refresher. Until this week, all of it came with a big "if." On Tuesday, Florida voters approved Amendment 3 with about 62% of the vote, above the 60% it needed (unofficial Florida Division of Elections results until the counties certify them). The "if" is gone, so the upcoming deadlines will have significant financial implications.
As of November 6, 2026, December 31 is 55 days away.
What passed, exactly?
- A bigger homestead exemption. For non-school property taxes, the exemption on a primary residence rises to $150,000 in 2027 and $250,000 in 2028, then adjusts for inflation.
- School taxes stay. The school portion keeps the $25,000 exemption, so a homestead will still pay similarly on the school tax portion of the tax bill.
- A lower cap for non-homestead property. The yearly cap on assessment increases for rentals, second homes and commercial property drops from 10% to 5%.
- It takes effect January 1, 2027. It first applies to the 2027 tax roll, so you'd see it on your August 2027 TRIM notice and the bill that follows in November.
Why December 31 carries so much weight
The amendment draws its line by residency. If Florida is your permanent residence as of December 31, 2026, you're in line for the larger exemption once you qualify for homestead. If you become a Florida resident after that, you start with the existing exemption (up to $50,000 for non-school taxes) and move up to the larger amount in your fifth year of exemption. Yes, a five-year waiting period.
Then there's the date I keep coming back to. Florida sets homestead for each tax year by who owns the home and lives in it as a permanent residence on January 1. If you want the new $150,000 exemption on your 2027 bill, you need to own the home and be living in it by January 1, 2027. If you close and move in after that, your first homestead year becomes 2028.
One point of clarification. The December 31 test looks at where you live permanently. You don't necessarily have to own a Florida home by then. If you've already made Florida your permanent home and you're renting, you can buy next year and still qualify for the larger exemption once you homestead. Buying a house here doesn't make you a resident by itself, either. Your county property appraiser looks at records like your Florida driver license, vehicle registration, voter registration and a declaration of domicile, and the dates on them matter.
Where you might fit
- Already a full-time resident with homestead? Property appraisers have said existing homesteads should not need to reapply, but confirm with yours and watch for the new amount on your August 2027 TRIM notice.
- Living here full time but renting, or in a home without homestead? You're on the right side of December 31. When you buy, file for homestead with your county property appraiser by March 1 of the year you qualify.
- A part-time owner thinking about going full time, or planning a relocation? When you become a permanent Florida resident carries more weight this year than usual. Talk with a tax professional about your situation before you make a move based on it.
If you are hoping to own and be living in a home by January 1, keep in mind that a financed purchase usually takes several weeks to 30+ days from accepted offer to closing.
The bottom line
I'm not trying to rush anyone into a house. A tax break is a good reason to look at your timing and a poor reason to buy the wrong home. If a Southwest Florida move was already in your plans for the next year or two, it's worth a short conversation now to see where December 31 and January 1 leave you. If you want the longer version, my full Amendment 3 write-up is here: Florida Amendment 3: What Lee and Collier Owners Should Know.
Want to see where these dates leave you?
Call or text 239-494-5156 or email info@liveswfl.com, and our team will walk through your timeline with you, including the homestead steps worth getting right. No pressure and no politics. Start your search or home valuation here.
Note: This is general information, not tax, legal, or financial advice. Election results are unofficial until certified. The Legislature still has to pass laws to administer parts of the amendment, and the new-resident rule applies "to the extent permitted by the U.S. Constitution." Confirm specifics with the Lee County Property Appraiser or the Collier County Property Appraiser and a tax professional.