Florida Property Tax Elimination 2026: What The Villages Buyers Must Know Before December 31

By Gina Battaglia, REALTOR® | June 16, 2026

Something significant just happened in Tallahassee — and if you're planning to move to The Villages in the next six months, it could change the math on your decision more than you'd expect.

On June 2, 2026, the Florida Legislature passed HJR 1F — a constitutional amendment known as the "Save Our Homes from Excessive Property Taxes" measure — and sent it to the November 3, 2026 ballot. The House passed it 75-26. The Senate passed it 30-9. Now Florida voters get to decide.

If approved by 60% of voters, the homestead property tax exemption expands dramatically:

• 2027: Homestead exemption rises from $50,000 to $150,000
• 2028: Exemption rises to $250,000
• 2037: Non-school homestead property taxes eliminated entirely

That's the headline. Here's the part that directly affects buyers planning a move to The Villages.

The December 31, 2026 Deadline — and What It Means for Your Wallet

The amendment includes a residency timing requirement. To qualify for the expanded $150,000 exemption when it takes effect in 2027, you must establish primary Florida residency — and file for a Florida homestead exemption — by December 31, 2026.

Buyers who move to Florida on January 1, 2027 or later face a four-year waiting period before qualifying for the full benefit. That means missing out on the 2027 savings, the 2028 savings, and waiting until roughly 2031 or 2032 before the full $250,000 exemption kicks in for them.

Here's what that gap looks like in real dollars. Sumter County — where most of The Villages sits — has a non-school ad valorem millage rate of approximately 9–10 mills. (Your exact rate depends on which community you're in and whether it falls under a specific fire or water district.)

Barnes Walker Title — one of Florida's most referenced real estate law and title firms — confirmed that buyers who miss the 2026 deadline could forgo $7,500 to $10,000 or more in cumulative tax savings over that five-year window.

For buyers purchasing homes in the $400,000–$700,000 range in The Villages, Eastport, Lady Lake, or Wildwood — that's not a rounding error. It's a real difference in what you'll pay every year for the rest of your time in the community.

What the Amendment Actually Changes (and What It Doesn't)

Before you recalibrate your move timeline entirely, let's be precise — because there's been some oversimplified "Florida is eliminating property taxes" coverage that deserves a closer look.

The amendment applies to non-school ad valorem taxes on homesteaded properties only. School board taxes are not affected. Investment properties, vacation homes, and non-primary residences don't qualify for the homestead exemption regardless.

For 2026 — today, right now — nothing has changed yet. Property taxes in Sumter, Marion, Lake, and Citrus Counties still follow current rules. The amendment must pass the November 3 ballot at 60% before any of this takes effect.

Three scenarios to understand clearly:

1. You close on a Villages home in 2026 and establish Florida as your primary residence. If the amendment passes, you'll qualify for the $150,000 exemption starting January 2027. Your non-school property tax bill drops significantly — and drops further in 2028 when the exemption reaches $250,000.
2. You close on a Villages home in early 2027. You miss the 2026 residency cutoff. You'll need to wait roughly four years before qualifying for the full $250,000 benefit.
3. You're already a Villages homeowner. You're in the pipeline. If the amendment passes, you'll see the benefit automatically without needing to act.

The window is open. The question is whether your move timeline lines up with it.

The Villages-Specific Details You Need to Know

The Villages draws buyers from high-property-tax states — New Jersey, New York, Illinois, California, Pennsylvania. For most of them, one of the draws of Sumter County was already the favorable Florida tax climate. This amendment makes that comparison even more compelling.

But there's a Villages-specific cost structure that matters here: your property tax bill in The Villages already includes your CDD bond assessment and CDD maintenance fee. These are separate line items — and they are not affected by the homestead exemption or this amendment.

When you plan your annual cost of living in The Villages, think in three distinct buckets:

• Ad valorem taxes — directly affected by this amendment; potentially reduced significantly starting 2027 if you qualify
• CDD bond + maintenance fee — fixed assessments tied to your neighborhood's infrastructure; unaffected by the exemption
• Amenity fee — currently approximately $204/month; covers recreation centers, pools, golf cart paths, the three town squares, and nightly entertainment

The amendment touches the first bucket only. A buyer purchasing a newer home south of Route 44 in communities like Eastport or Middleton will likely still carry a CDD bond balance — which can add $150–$250 or more per month to your total tax bill. That's a separate conversation and a crucial one before you make any offer.

Your county also matters. Buyers in Marion County (Ocala area) and Lake County face different millage rates than buyers in Sumter County. The savings potential is real across all four counties, but the specific numbers vary — and I'll run those for you before you buy.

One more timing note specific to The Villages: if you're planning to close before December 31, 2026, you need to start the process now. A typical resale transaction in The Villages takes 30–60 days from accepted offer to closing. That means if you want a December close, you need your offer accepted by mid-October to early November at the latest. New construction — especially in Eastport, where models are still being built out near the new Eastport Square — can take longer.

The Vote Still Has to Happen

I want to be straightforward with you: the amendment still needs 60% of Florida voters to approve it on November 3, 2026. That threshold is high. Constitutional amendments in Florida have failed before, even ones with strong legislative support.

The right way to think about this: the amendment represents significant potential upside for buyers who establish residency before December 31, 2026. It is not guaranteed. The decision to buy in The Villages shouldn't rest solely on this vote — the lifestyle, the right community, the home that fits your retirement plan, the CDD structure that makes sense for your budget — those are the primary considerations.

What the deadline does is add a real timing factor worth understanding clearly. If your move was already going to happen in 2026 or early 2027, understanding this deadline could shift your target closing date by a few months — and save you a meaningful amount of money in the process.

Your specific savings number depends on your home's assessed value, your county, your applicable millage rate, and the final outcome of the vote. The only way to run that number accurately for your situation is to sit down with someone who knows this market.

That's exactly the kind of conversation I have with every buyer I work with in The Villages — before we even start looking at homes.