The Florida property tax repeal 2026 refers to a set of constitutional amendments moving through the Florida Legislature that would eliminate non-school property taxes on homesteaded primary residences, either immediately or over a 10-year phase-out. The leading proposal, House Joint Resolution 203, passed the Florida House 80-30 on February 19, 2026, and now awaits Senate action before it can reach the November ballot.
Florida homeowners have watched property tax bills climb steadily as assessed values surge across Miami-Dade, Broward, Palm Beach, and Orange County. The median Florida property tax bill sits at $1,885 per year statewide, but in Broward County the figure hits $4,423. The repeal push, championed by Governor Ron DeSantis and driven through the House by Rep. Monique Miller (R-Palm Bay), could save qualifying homeowners thousands annually. The catch is a $14.8 to $18.3 billion annual hole in local government budgets, a Senate that has not yet moved, and a November 2026 vote that needs 60 percent of Floridians to say yes. Here is exactly what is on the table and what it means for you.
What the Florida Property Tax Repeal Amendment Actually Proposes
The Florida House passed seven joint resolutions in February 2026, each proposing a different form of property tax relief. Only one advanced with full House approval: HJR 203, sponsored by Rep. Monique Miller. HJR 203 would phase out all non-school homestead property taxes over 10 years by increasing the homestead exemption by $100,000 each year beginning January 1, 2027, until the full assessed value is exempt from non-school levies by 2037.
A more aggressive version, HJR 201, would eliminate non-school homestead taxes immediately in a single step. Florida’s Revenue Estimating Conference projects that immediate elimination would cost local governments $18.3 billion per year. The phased HJR 203 approach ramps from $4.7 billion in lost revenue in 2027, reaches $8.3 billion by 2028, and grows to approximately $18 billion annually by full implementation in 2037.
Both proposals apply only to homesteaded properties, meaning your primary Florida residence. Renters, second-home owners, commercial property owners, and investors receive no direct relief under either measure. Approximately 5.1 million Florida properties carry homestead status and would qualify.
The constitutional text in all seven House resolutions includes a mandate that local governments cannot reduce funding for law enforcement, firefighters, or other first responders below fiscal year 2026-27 levels. This provision protects public safety budgets but makes the cuts that local governments would need to absorb even more painful, since police and fire funding is taken off the table.
How Florida Property Taxes Work Right Now
Florida currently levies no state income tax, which makes property taxes the primary mechanism through which local governments fund services. Every Florida property owner pays a combined millage rate set by multiple overlapping authorities: your county government, your city or municipality, your school district, and any applicable special districts or water management districts. The school district portion represents roughly 40 percent of the average Florida property tax bill.
Florida homeowners already benefit from the Save Our Homes cap, which limits annual assessed value increases to 3 percent or the Consumer Price Index, whichever is lower. New buyers lose that protection when they purchase, which is why longtime residents often pay far less in property taxes than their neighbors who bought recently at market value. The homestead exemption currently removes the first $50,000 of assessed value from taxation ($25,000 of which applies to school taxes as well).
Statewide, property taxes generate approximately $55 to $60 billion annually. About 30 percent of that total comes from non-Florida residents who own second homes or commercial properties in the state. Any elimination or phase-out of homestead property taxes shifts that lost revenue burden onto the state budget or forces local governments to cut services.
What Happens to School Funding If It Passes
Every version of the Florida House property tax repeal explicitly protects school district property taxes. HJR 203 eliminates only non-school levies. The school millage rate stays intact, and school districts continue collecting taxes at current levels. On that narrow legal point, the Florida Education Association and school district advocates should note that direct school revenue is not cut by the proposal as written.
The indirect risk is more complex. Property taxes fund approximately 50 to 60 percent of public school operating budgets in many Florida counties through the combined state and local funding formula known as the Florida Education Finance Program. While the school millage is preserved, county governments losing $500 million to $620 million annually in non-school tax revenue will face significant pressure on the services that support the school ecosystem: roads to school campuses, mental health services, after-school programs funded through county budgets, and library systems that serve students.
The Florida Policy Institute warned that replacing $18.3 billion in lost local revenue through alternative means could require the state sales tax to double from 6 percent to 12 percent, which would make it the highest sales tax rate in the nation. A sales tax increase of that magnitude would fall most heavily on renters and lower-income households, the same 32 percent of Floridians who rent and receive zero benefit from a property tax cut tied to homestead ownership.
Who Supports and Who Opposes the Repeal
Governor Ron DeSantis is the loudest voice for property tax elimination, and he frames it as a once-in-a-generation opportunity to permanently relieve Florida homeowners from a tax burden that has grown with rising home values. His quote says it plainly: “People are being pinched. The local property taxes are hurting people.” DeSantis wants full elimination, including school taxes, not just the non-school portion. His criticism of the House proposals is that they are too incremental and that putting multiple versions on the same ballot dilutes voter support for any single measure.
House Speaker Daniel Perez pushed back hard on that critique, pointing out that DeSantis has produced no written plan of his own. Perez stated publicly: “The Governor has not produced a plan on property taxes. Period. It’s unclear what he wants to do.” The House backed its own phased approach as the most viable path to getting something on the 2026 ballot.
Senate President Ben Albritton has not committed to a timeline or endorsed a specific proposal. Senate Appropriations Committee Chair Ed Hooper signaled the Senate would eventually produce its own version that “won’t be as generous” as HJR 203. With the regular legislative session ending March 13, 2026 and no Senate hearing scheduled, the realistic path to the November ballot runs through a special session later this year.
Opposition is concentrated among local government officials and fiscal watchdog groups. Broward County Property Appraiser Marty Kiar captured the local concern precisely: “I hope if it passes, they won’t get rid of the things that make our county wonderful.” Orange County officials estimate they would lose $500 to $600 million per year, representing 7 to 8 percent of the entire county budget. Democrats in the House voted unanimously against all seven proposals, arguing the measures are fiscally reckless without a concrete revenue replacement plan.
How Much Would Florida Homeowners Actually Save
Savings under full non-school property tax elimination would be substantial for Florida homeowners, particularly in high-cost South Florida counties. In Broward County, the average homeowner would save approximately $2,400 per year on the non-school portion of their tax bill. Broward’s effective property tax rate runs at 0.94 percent with a median annual tax bill of $4,423, meaning roughly $2,400 to $2,600 of that bill goes to non-school levies.
In Miami-Dade County, which collects the highest property taxes in Florida at an average of $2,756 per year, a homeowner with a $400,000 assessed value at the 20.0 mills non-school rate would save approximately $4,000 annually. Palm Beach County homeowners at a 0.83 percent effective rate with a median $4,240 bill would see savings in a similar range once the school portion is stripped out.
Under the phased HJR 203 approach, the savings would arrive gradually. In year one (2027), the homestead exemption rises by $100,000, which at a 20-mill rate saves a Miami-Dade homeowner roughly $2,000. By year five, that additional exemption reaches $500,000 and the savings grow to roughly $10,000 annually on a million-dollar home. Full elimination completes in 2037. Homeowners who purchased recently at high assessed values stand to gain most, since the Save Our Homes cap has not yet had time to reduce their taxable value.
| County | Median Annual Tax Bill | Effective Rate | Estimated Annual Saving (Non-School) | Annual Budget Loss if HJR 201 Passes |
|---|---|---|---|---|
| Miami-Dade | $2,756 | ~1.02% | ~$1,600 avg | Not yet published |
| Broward | $4,423 | 0.94% | ~$2,400 avg | $620 million |
| Palm Beach | $4,240 | 0.83% | ~$2,100 avg | Not yet published |
| Orange | ~$3,100 est. | ~0.80% | ~$1,800 avg | $500-$600 million |
| Statewide avg. | $1,885 | 0.731% | ~$1,100 avg | $14.8-$18.3 billion total |
Timeline: When Does the Vote Happen and When Would It Take Effect
The path to a Florida ballot vote on property tax elimination runs through several hard gates, and as of March 2026, the proposal faces serious timing pressure. The Florida Legislature’s regular session ends March 13, 2026. HJR 203 passed the House on February 19, 2026, but Senate Appropriations Committee Chair Ed Hooper has scheduled no hearing, and Senate President Ben Albritton has not committed the chamber to acting on any version of the proposal before session close.
Governor DeSantis acknowledged in early March that the proposal is unlikely to clear the Senate before the March 13 deadline. He stated publicly that he is “working with members of the Senate” and that “it’s better to do it right than do it quick.” A special legislative session focused on property taxes has been floated as the alternative, which could convene in summer 2026 and still meet the deadline for placing a measure on the November 3, 2026 general election ballot.
The constitutional process requires a three-fifths supermajority vote in both the Florida House and Florida Senate. The House has already cleared that bar with its 80-30 vote. The Senate must match it. Once both chambers approve a joint resolution, it goes directly on the November 2026 ballot. Florida voters would then need to approve it by 60 percent for it to become law. If that 60 percent threshold is met, non-school property tax relief for homesteaded properties would begin on January 1, 2027, with full phase-out complete by 2037 under HJR 203.
Frequently Asked Questions About the Florida Property Tax Repeal
Does the Florida property tax repeal eliminate school taxes?
No. Every version of the Florida House property tax repeal explicitly preserves school district property taxes. HJR 203, the proposal that passed the House in February 2026, eliminates only non-school property taxes on homesteaded primary residences. School millage rates remain in place, and school districts continue collecting property tax revenue at current levels under all proposals currently before the Legislature.
Who qualifies for savings under the Florida property tax repeal?
Only Florida homeowners whose primary residence carries a homestead exemption would qualify. This means full-time Florida residents who have filed for homestead status with their county property appraiser. Renters, second-home owners, vacation property owners, investors, and commercial property owners would receive no direct benefit. Approximately 5.1 million Florida homesteaded properties would be eligible if the amendment passes.
What happens to local services like fire and police if the repeal passes?
All Florida House property tax repeal proposals include a provision that prohibits local governments from reducing law enforcement and first responder funding below fiscal year 2026-27 levels. Police and fire departments are protected. However, other services funded by non-school property taxes, including parks, libraries, road maintenance, and county health programs, could face cuts as local governments absorb revenue losses between $4.7 billion and $18.3 billion annually depending on the version that passes.
When will Florida voters get to vote on property tax elimination?
If the Florida Senate approves a property tax repeal resolution by the three-fifths supermajority threshold, the measure goes on the November 3, 2026 general election ballot. The regular legislative session ends March 13, 2026, and as of mid-March, no Senate vote is scheduled. A special session is possible in summer 2026. Voters would then need to approve the measure by 60 percent for it to become law, with implementation beginning January 1, 2027.
How much would a Miami-Dade homeowner save if the repeal passes?
A Miami-Dade homeowner with a $400,000 assessed value would save approximately $4,000 per year on non-school property taxes under full elimination. Miami-Dade collects the highest property taxes in Florida, with an average annual bill of $2,756. In Broward County, average savings are estimated at $2,400 per year. Under the phased HJR 203 approach, these savings would build gradually over 10 years, reaching full elimination by 2037.
The Florida property tax repeal could be the most consequential ballot measure Florida voters have seen in decades. Whether it reaches the November 2026 ballot depends on Senate action in the weeks ahead. Track the Florida Senate Appropriations Committee for hearing dates, and check with your county property appraiser’s office to calculate the exact non-school millage rate on your home and estimate what elimination would mean for your annual tax bill. The math is worth knowing before November.