Florida’s 2026 Property Tax Relief Proposals: Complete Guide to Homestead Changes, SOH Caps, and Assessment Limits

Florida is entering one of the most significant property-tax reform cycles in its modern history. For the 2026 ballot, lawmakers have filed a slate of proposals aimed at cutting or eliminating non-school homestead taxes, tightening Save Our Homes (SOH) assessment caps, expanding senior and long-term owner exemptions, limiting assessment growth for new homeowners and small businesses, and protecting homeowners who renovate.

This article explains each major bill, links to the official bill text, and walks through practical examples for homeowners and businesses in major Florida cities such as Miami, Orlando, Tampa, Jacksonville, Fort Lauderdale, St. Petersburg, Sarasota, Naples, Gainesville, and Pensacola.

Why Florida’s 2026 Property Tax Proposals Matter

Florida’s property tax system rests on three pillars: the homestead exemption structure, the 3% Save Our Homes cap on annual assessment increases, and county, city, and special-district millage rates. Rapid appreciation in recent years, especially in coastal and metro areas, has pushed taxable values and tax bills higher. New buyers often face sharply higher taxes than long-term owners, while local governments rely heavily on rising taxable values to fund essential services.

The 2026 property-tax proposals directly target these structural issues. If adopted, they could significantly lower tax burdens for many homeowners and small businesses and also force local governments to rethink long-term funding strategies.

Homestead Property Tax Reductions and Repeals

HJR 201 – Elimination of Non-School Homestead Property Taxes

HJR 201 would eliminate all non-school property taxes on homestead property, removing the county, city, and special-district portion of property taxes on a primary residence while leaving school millage intact.

This proposal would provide the largest single tax cut for homestead owners, particularly in high-millage counties such as Miami-Dade, Broward, Hillsborough, Orange, and Pinellas.

HJR 203 – Ten-Year Phaseout of Non-School Homestead Taxes

HJR 203 takes a phased approach, increasing the non-school homestead exemption by roughly $100,000 per year until non-school homestead taxes are effectively eliminated over a ten-year period.

HJR 207 – New 25% Homestead Exemption (Non-School)

HJR 207 would create a new non-school homestead exemption equal to 25% of the remaining assessed value after existing exemptions. This proposal does not fully repeal non-school homestead taxes, but adds a substantial new layer of relief for many homeowners.

HJR 209 – Additional $100,000 Insurance-Linked Homestead Exemption

HJR 209 provides an additional $100,000 non-school homestead exemption for homeowners who maintain qualifying multiperil property insurance. This bill explicitly links property-tax relief to property-insurance coverage, a major issue in coastal regions.

Senior Property Tax Relief

HJR 205 – Senior Non-School Homestead Exemption

HJR 205 creates an additional non-school homestead exemption for homeowners age 65 and older who satisfy income and residency requirements. It is a targeted relief measure for seniors on fixed or limited incomes.

SJR 270 – Senate Senior-Relief Proposal

SJR 270 is the Senate’s companion concept for senior relief. It generally includes minimum homestead tenure and an income threshold indexed for inflation, further tailoring relief to long-term resident seniors.

Save Our Homes Cap Changes and Long-Term Owner Protections

HJR 67 – Reduce Save Our Homes Cap from 3% to 1.5%

HJR 67 would reduce the Save Our Homes cap on annual assessment increases from 3% to 1.5% (or CPI, if lower). This significantly slows the growth of taxable value on homestead property, especially in rapidly appreciating neighborhoods.

SJR 274 – Long-Term Owner Freeze and 50% Exemption

SJR 274 offers long-term owner protections by freezing the assessed value after 20 years of continuous homestead residency and creating a 50% non-school exemption after 30 years. This proposal strongly favors retirees and long-time residents in markets such as Naples, Sarasota, and coastal communities.

Assessment Caps for New Homebuyers and Small Businesses

SJR 278 – Assessment Caps for New Homesteads Under $500,000

SJR 278 would limit reassessment spikes for newly acquired homestead properties under a specified value (for example, $500,000). It helps first-time and move-up buyers by smoothing the transition from the seller’s capped SOH value to the buyer’s new assessed value.

SJR 282 – 3% Assessment Cap for Small-Business Property

SJR 282 extends a cap-like structure to qualifying small-business real property, limiting annual assessment increases to 3% or CPI, whichever is lower. This gives small businesses more predictable property-tax liabilities.

Portability and Renovation Relief

HJR 211 – Full Save Our Homes Portability for Non-School Taxes

HJR 211 expands Save Our Homes portability for non-school levies, allowing homeowners to transfer 100% of their SOH differential to a new homestead. This benefits Floridians moving from high-value counties like Miami-Dade to other parts of the state.

SB 286 – $100,000 Renovation Improvement Exclusion

SB 286 allows homeowners to make qualifying improvements up to a specified just-value amount (for example, $100,000) without triggering an immediate increase in assessed value. It is especially important in older neighborhoods where significant renovations are common.

City-Specific Impacts

Miami and Miami-Dade: High-value homes and strong appreciation make elimination or phaseout of non-school homestead taxes, SOH cap reductions, and full portability particularly impactful.

Orlando and Central Florida: Growth and new construction make assessment caps for new buyers and lower SOH caps especially relevant, along with portability for families moving within the region.

Tampa Bay and St. Petersburg: Long-term owner protections and small-business assessment caps could significantly reshape property-tax burdens.

Naples, Sarasota, and coastal retirement markets: Senior exemptions, long-term freezes, and renovation exclusions offer concentrated relief for retirees and long-term residents.

Governor’s Position and Ballot Strategy

The Governor has signaled support for major homestead property-tax relief but has also expressed a preference for a single, unified constitutional amendment on the ballot rather than multiple overlapping proposals. As a result, many of these bills may be revised, consolidated, or combined before reaching voters in 2026.

How Moffa Tax Law Can Help

Moffa Tax Law represents homeowners, seniors, investors, and businesses throughout Florida in property-tax assessments, VAB petitions, and Florida Department of Revenue controversies. If you want to know how these 2026 property-tax proposals could affect your specific property or long-term tax exposure, our firm can provide tailored analysis and guidance.