If you own real estate in Florida, you know property taxes are always a hot topic. In 2026, the conversation is about to get louder and possibly transformational. Lawmakers, interest groups, and Governor Ron DeSantis are all pushing for significant reform that could reshape how property taxes work in the Sunshine State.
Here’s what’s happening, why it matters, and how it could impact homeowners, buyers, and local services across Florida.
Why Property Taxes Are Such a Big Deal in Florida
Property taxes fund essential local services like schools, police, fire departments, parks, and infrastructure. In many Florida communities, property taxes are the backbone of local government budgets. Cutting them or eliminating them could dramatically reduce revenue for these services unless alternate funding sources are found. Experts say stripping away property tax revenue without planning could mean major budget gaps for local governments.
At the same time, many Florida homeowners feel squeezed by rising property taxes. A recent public opinion survey shows that a significant share of voters support some form of property tax reform, whether that’s reduction or elimination.
What Gov. Ron DeSantis Is Proposing
Governor DeSantis has been outspoken about his desire to reduce or even eliminate property taxes for Florida homeowners, especially homesteaded residents. His vision includes placing a constitutional amendment on the November 2026 ballot that would give voters the chance to approve broad property tax relief.
Here’s what that could look like based on current discussion and drafting:
• Eliminate non-school property taxes on homesteaded properties entirely, meaning primary homeowners would no longer pay that portion of their tax bill if voters approve it.
• Place this change in the state constitution so it can’t be easily reversed by future lawmakers.
DeSantis also argued that property tax relief should focus on Florida residents and not benefit tourists or out-of-state buyers. He has pushed back on other reform plans that include multiple ballot measures, saying there should be one clear proposal for voters to decide.
In the past, DeSantis also proposed immediate $1,000 property tax rebates for homesteaded homeowners through other legislative action.
What Other Reform Proposals Are on the Table
The Florida Legislature has responded with a wide range of property tax reform ideas that are being considered for the 2026 ballot. These include:
• HJR 201 – Eliminates non-school property taxes for homestead owners entirely.
• HJR 203 – Phases out non-school property taxes over 10 years, eventually eliminating them.
• HJR 205 – Exempts seniors age 65 and over from non-school property taxes.
• HJR 207 – Creates a 25 percent homestead exemption for non-school taxes.
• HJR 209 – Adds a $100,000 homestead exemption for homeowners with property insurance.
• HJR 211 – Improves portability of the Save Our Homes benefit so more accumulated tax savings follow a homeowner to a new home.
These proposals range from dramatic cuts to more modest reforms that make the tax system fairer without fully eliminating critical revenue.
What Would Happen If Property Taxes Were Eliminated?
The idea of eliminating property taxes might sound appealing to many homeowners at first glance, but it comes with tradeoffs that deserve attention:
Revenue Gaps
Property taxes fund a large share of local school budgets, police and fire departments, roads, and other essential services. Replacing that revenue would require Florida to find alternative funding such as higher sales taxes or cuts to services.
Services Under Strain
Experts warn that without a replacement revenue source, services could be cut, or local governments could become heavily dependent on more volatile taxes like sales tax, which fluctuate with the economy.
Housing Market Impact
Some analysts have suggested that eliminating property taxes could actually push home prices higher as more buyers flood the market to take advantage of lower carrying costs, potentially worsening affordability for first-time buyers.
Equity Concerns
Shifting away from property taxes might shift the tax burden to other groups, such as renters or families with lower incomes who spend a larger share of their income on consumption taxes.
When Floridians Might Vote on This
If the Legislature approves a property tax reform proposal this session, the chosen measure would need to be placed on the November 2026 statewide ballot. To become law, a constitutional amendment must win at least 60 percent of the vote.
What It Means for You
Right now, nothing has changed yet in law, but this debate is unfolding fast:
• Homeowners could see lower bills in the future.
• Buyers might see shifts in affordability and market dynamics.
• Local governments could be facing major budget decisions.
Property tax reform in Florida is shaping up to be one of the biggest fiscal topics of this election cycle, and it will affect anyone involved in real estate in the state.
