CS/HJR 1-F is a constitutional amendment that could dramatically lower non-school property taxes for Florida homestead owners — but only voters can approve it, and one date decides who gets the biggest break.
CS/HJR 1-F — nicknamed "Save Our Homes From Excessive Property Taxes" — has passed both the Florida House and Senate with significant margins. It is now a proposed constitutional amendment that goes before voters at the November 3, 2026 general election.
Because it amends the state constitution, it needs the approval of at least 60% of voters voting on the measure. If it clears that bar, it takes effect January 1, 2027.
In plain English: this is a big proposed shift in Florida property-tax policy that tilts strongly toward people who own and live in their homes — especially long-time residents. Here's what it does, who it helps, and the deadline that matters most.
If you are a permanent Florida resident as of December 31, 2026, you're in line for the full enhanced exemption — up to $150,000 of assessed value exempt from non-school taxes in 2027, rising to $250,000 in 2028. Become a permanent Florida resident on or after January 1, 2027, and you're limited to a $50,000 exemption for your first five years.
If buying a Florida home is on your radar, the calendar — not just the rate — now matters.
The proposal lowers non-school property taxes for homesteads by increasing the share of assessed value that's exempt, caps future assessment growth more tightly for non-homestead and business property, and limits how local governments can spend property-tax revenue. Here are the seven core pieces:
Permanent Florida residents who hold that status as of Dec 31, 2026 get an exemption from non-school property taxes on up to $150,000 of assessed value for 2027 and up to $250,000 starting in 2028. The amount rises with positive CPI inflation beginning in 2029.
The new exemption applies only to levies other than school district levies. School property taxes still exist, with the existing school exemption of up to $25,000 unchanged.
Anyone establishing permanent residency on or after Jan 1, 2027 receives an exemption from non-school levies on only up to $50,000 of assessed value until the fifth year. Beginning with that fifth year, they may receive the same larger exemption as pre-2027 residents.
The Legislature must create a uniform procedure letting counties and municipalities raise the exempt amount up to all remaining assessed value — meaning a local government could potentially eliminate its own homestead property taxes entirely.
Special districts can also increase exemptions by referendum of district voters, but those referenda can't happen more than once in a 12-month period.
For non-school levies, the annual assessment-increase cap for non-homestead residential property with nine units or fewer — plus other non-homestead real property, including commercial — drops from 10% to 5% starting Jan 1, 2027.
Homestead property is reassessed at just value after a change of ownership (subject to existing portability rules). Non-homestead residential property resets after a change of ownership or control. Other non-homestead property must be reassessed at just value after a qualifying improvement.
| Scenario | Non-School Exemption (2027) | Non-School Exemption (2028+) |
|---|---|---|
| Permanent FL resident by Dec 31, 2026 | Up to $150,000 | Up to $250,000 (CPI-indexed from 2029) |
| Residency established Jan 1, 2027 or later | Up to $50,000 (first five years) | Up to $50,000 until year 5, then full exemption |
Figures reflect the proposed amendment as summarized here and apply to non-school levies only. School property taxes and the $25,000 school exemption are unaffected.
No tax change is free. Independent of whether you support it, here's what's being debated:
No. It passed the Legislature, but it's a constitutional amendment that still needs at least 60% voter approval on November 3, 2026. If approved, it takes effect January 1, 2027.
If you already have an established homestead, you're positioned for the larger exemption if voters approve it. The key is making sure your homestead exemption is properly filed and current. If you're buying or relocating, the Dec 31, 2026 date is what matters.
Potentially — for many Florida homeowners, property taxes are escrowed into the monthly payment. Lower non-school taxes can mean a lower escrow portion over time. Every situation is different, and this only applies if the amendment passes and takes effect.
Being a permanent Florida resident by December 31, 2026 could be the difference between an exemption of up to $150,000–$250,000 of assessed value versus $50,000 for your first five years. That's a meaningful long-term tax difference worth planning around.
Property taxes feed straight into your monthly payment and your escrow. If this amendment passes, the calendar could matter as much as the rate. Let's map out where you stand — no pressure, no cost.