Florida's 2026 Property Tax Amendment: What It Means for The Villages

What does Florida's 2026 property tax amendment mean for homeowners in The Villages?

Florida voters decide on November 3, 2026 whether to raise the homestead exemption from $50,000 to $150,000 in 2027, and to $250,000 in 2028 — effectively wiping out non-school property taxes for roughly 60% of homesteaded owners statewide. If you own or plan to buy a homesteaded property in Sumter, Marion, Lake, or Citrus County, this could mean a meaningfully lower tax bill starting in 2027, but there's a residency catch for new Florida homeowners that you need to understand before you buy.

By Gina Battaglia, REALTOR® | July 8, 2026

Every buyer and seller I talk to in The Villages right now has a version of the same question: is Florida really getting rid of property taxes, and what does that mean for me? Here's the honest answer, without the ballot-measure jargon.

What's Actually on the Ballot

The measure — HJR 1F, nicknamed "Save Our Homes from Excessive Property Taxes" — cleared the Florida House 75–26 and the Senate 30–9 this session. It heads to voters this November, and it needs 60% approval to pass.

Here's what it would do:

• Raise the homestead exemption from $50,000 to $150,000 starting in 2027, then to $250,000 in 2028
• Eliminate non-school property taxes for an estimated 60% of Florida's homesteaded homeowners
• Direct the Legislature to build out a schedule for full elimination through future general law
• Leave school district taxes untouched — this exemption doesn't apply to the school portion of your bill
• Lower the assessment cap on non-homestead property — rentals, second homes, and vacation properties — from 10% to 5% annually starting January 1, 2027

For a lot of retirees moving into The Villages on a fixed income, this is a big deal. A homesteaded property assessed at $300,000 could see its non-school taxable value drop from $250,000 to $150,000 in 2027, and to $50,000 in 2028 — before any other exemptions.

What This Means If You're Buying in The Villages Right Now

This is the part that catches people off guard, especially buyers relocating from out of state.

If you establish Florida residency after January 1, 2027, you'll need to maintain that residency for up to five years before you qualify for the increased exemption. In plain terms: if you're planning to buy in Eastport, Middleton, or one of the Oxford or Wildwood neighborhoods and file for homestead exemption after the amendment takes effect, you won't get the full $150,000 or $250,000 exemption on day one. You'll phase into it.

That changes the math on a few decisions I'm walking clients through this summer:

• Buying before year-end 2026 versus waiting. If you close and file your homestead exemption before January 1, 2027, you may avoid the new residency clock altogether — worth confirming with a tax professional based on your specific timeline.
• New construction closings. Builders in Eastport and other newer sections are closing homes on rolling timelines. Where your closing date falls relative to January 1, 2027 could matter for how fast you see the benefit.
• CDD bonds and total carrying cost. Your annual bond assessment is separate from your ad valorem property tax and isn't affected by this amendment. When you're running your total cost of ownership on a home with an active bond, remember the exemption changes only touch the property tax line, not your CDD assessment.

None of this means you should rush a decision you're not ready for. It does mean your closing date and residency timeline are worth a real conversation, not a guess.

What This Means If You're Selling

If you're selling a home in The Villages, Ocala, Leesburg, or anywhere in this market, the amendment mostly affects your buyer's math, not yours directly — but it still matters to your listing strategy.

Buyers who understand this amendment may be more motivated to close before the end of 2026, particularly if they believe locking in Florida residency sooner gets them to the full exemption faster. That's a real conversation happening in buyer circles right now, and it can work in your favor if you're bringing a home to market this fall.

On the flip side, if you own a second home or investment property here that isn't homesteaded, the drop in the assessment cap from 10% to 5% (starting 2027) actually works in your favor long-term by slowing how fast your assessed value — and tax bill — can climb.

A few practical notes for sellers:

• Your documentary stamp tax obligation at closing doesn't change. In Sumter County, that's still $0.70 per $100 of your sale price, rounded up to the nearest hundred.
• Your Seller's Property Disclosure obligations are unaffected by this amendment — it's a tax measure, not a disclosure law change.
• If your home carries a CDD bond, you'll still decide at closing whether to pay it off in a lump sum or let it transfer to the buyer. That decision is independent of the tax amendment.

What to Watch Between Now and November

This is a proposed constitutional amendment, not a done deal. It needs 60% voter approval on November 3, 2026. Between now and then:

• Watch for updated guidance from the Sumter, Marion, Lake, and Citrus County property appraisers as the ballot language firms up.
• If you're mid-relocation, keep your closing timeline and homestead filing date on your radar — a few weeks either side of key dates could matter.
• Talk to a CPA or tax professional about your specific residency and filing situation. This post explains the framework, not your personal tax outcome.

This is one of the most common questions I'm fielding from both retirees relocating from up north and current Villages homeowners trying to figure out what changes for them. It's also exactly the kind of decision-timing question I walk clients through before we even talk about a specific house.

Frequently Asked Questions

When does Florida's 2026 property tax amendment take effect?

If approved by voters on November 3, 2026, the increased homestead exemption phases in starting in 2027 (raising the exemption to $150,000) and again in 2028 (raising it to $250,000). The lower assessment cap on non-homestead property also begins January 1, 2027.

Does this amendment eliminate school taxes too?

No. The exemption applies to non-school property taxes only. The portion of your tax bill that funds school districts is untouched by this measure.

Do new Florida residents get the full exemption right away?

Not necessarily. If you establish Florida residency after January 1, 2027, you may need to maintain that residency for up to five years before qualifying for the increased exemption. This is worth discussing with a tax professional as part of your relocation timeline.

How does this affect my CDD bond in The Villages?

It doesn't. Your CDD bond assessment is a separate non-ad valorem charge that funds infrastructure and amenities in your section of The Villages. This amendment only affects ad valorem property taxes, not your bond payment.

Should I buy before or after this amendment passes?

That depends on your closing timeline, your residency plans, and your personal tax situation — there's no one-size-fits-all answer. Your specific number depends on your home's assessed value, your filing date, and your residency history, and that's exactly the kind of question worth running with someone who knows this market and can point you toward the right tax guidance.

If you're planning a move to The Villages and want to talk through the details, I offer a complimentary retirement relocation consultation — we'll map out your move, your timeline, and your options together. Schedule a conversation here.

About Gina Battaglia, REALTOR®
Gina Battaglia, REALTOR® is the founder of Battaglia Home Group at REAL Broker LLC, serving buyers and sellers across The Villages, Ocala, Lady Lake, Leesburg, and surrounding Central Florida communities. She specializes in retirement relocation, golf course and golf-cart community properties, and helping clients navigate the unique details of Villages life — from CDD bonds to deed restrictions. Gina also serves Spanish-speaking clients and brings warmth, honesty, and four years of local market expertise to every transaction. Connect with her at battagliahomegroup.com.