Florida homeowners are no strangers to sticker shock when the property tax bill lands. With assessments spiking nearly 60% over the past five years, thanks to booming real estate values and migration, lawmakers are dusting off plans to ease the pain. 

As of late November 2025, the state House has greenlit a slate of reform proposals headed for the 2026 ballot, aiming to slash taxes while propping up schools and cops. But it’s not all smooth sailing – critics warn these moves could gut local budgets and widen inequities.

The push kicked off in October when House Speaker Daniel Perez unveiled seven constitutional amendments, filed as House Joint Resolutions (HJRs). They’re designed to let voters pick and choose, rather than forcing a one-size-fits-all fix. “If we trust voters to elect us, we shouldn’t shy away from letting them weigh in on their taxes,” Perez said in a memo to colleagues. 

A House committee approved the batch on November 20, despite pushback from Democrats, Gov. Ron DeSantis, and local government groups. At the core are homestead exemptions, which shield primary residences from full tax hits. HJR 201 by Rep. Bobby Steele (R-Seminole) would wipe out non-school property taxes for all homesteads outright, shifting the load to non-homestead owners like investors and vacation homes. 

That’s a potential windfall for over 5 million homesteaders, but it could drain $13 billion annually from local coffers once fully phased in. A milder version, HJR 203 by Rep. Monique Miller (R-Palm Bay), increases exemptions by $100,000 per year starting in 2027, zeroing out non-school taxes by 2037. 

Seniors get a dedicated lifeline in HJR 205 by Rep. Juan Porras (R-Miami), exempting those 65 and older from non-school levies while ring-fencing law enforcement funds. Other tweaks target fairness and flexibility. HJR 207 caps annual assessment hikes on non-homestead properties at 15% over three years, up from 10% yearly, to curb “tax chasing” by investors. 

HB 215 by Rep. Jon Albert (R-Frostproof) mandates two-thirds local votes for rate hikes and lets married couples merge “Save Our Homes” benefits – the cap that limits homestead value growth to 3% annually. These build on Amendment 5, passed in 2024, which ties homestead exemptions to inflation (worth about $50,722 in 2025). 

DeSantis, a vocal tax cutter, isn’t on board with the full menu. He’s pitching a flat $1,000 rebate for homesteaders this December, funded by state surpluses and covering school taxes only – a quick $5 billion relief for 5.1 million properties. “Property taxes are basically rent to the government,” he quipped in an Orlando speech. 

But he slammed the House plans as too disruptive, echoing House Democrats like Leader Fentrice Driskell (D-Tampa), who called them “policy malpractice” for risking services like roads and parks. 

The Florida League of Cities and counties’ association fret about a $4.4 billion one-time hit, plus recurring shortfalls that could spike sales taxes or fees elsewhere. These tax debates tie straight into Florida’s housing squeeze. Median home prices hover at $409,000, with affordability indexes dipping below 1.0 in pricey spots like Collier County – meaning a typical family can’t swing a mortgage. 

Over 900,000 low-income renters shell out more than 40% of earnings on housing, per a July University of Florida report. Lower taxes could free up cash for down payments, but experts say it’s no silver bullet without more supply.

Enter the Live Local Act, a 2023 law luring developers with tax breaks for affordable units – think density bonuses in exchange for 40-year commitments to below-market rents. 

Florida Realtors wants tweaks to keep it humming, alongside boosts to the Hometown Heroes program, which offers loans to essential workers. A new exemption under Section 196.19782, signed in June’s $1.6 billion tax package, shields newly built affordable housing from property taxes for 30 years. Still, challenges loom: condo fees are soaring post-Surfside, and insurance woes from storms add another layer. 

The Senate, led by incoming President-designate Jim Boyd (R-Bradenton), signals interest but has not yet introduced any bills. With the 2026 session starting in January, expect horse-trading. An Office of Economic and Demographic Research study, released November 1, could sway the mix. 

For now, Floridians eyeing ballots – or listings – get a menu of options. Will voters bite on big cuts, or opt for targeted relief? Either way, the affordability fight is far from over in the Sunshine State.

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