Rob Hartley

Founder, AppealDesk · March 27, 2026

Florida Property Tax Law Changes 2026: What Homeowners Need to Know

Updated March 2026

Save Our Homes: Your Biggest Protection

Florida's Save Our Homes (SOH) amendment remains the most valuable property tax benefit in the state for 2026:

• Annual cap: Assessed value can increase by no more than 3% or CPI (whichever is lower) each year
• Non-homestead cap: 10% annual cap for rental and investment properties
• Portability: Transfer up to $500,000 of accumulated SOH benefit to a new Florida home within 3 years of selling

Critical for new buyers: When you purchase a home, the SOH cap resets to current market value. This means first-year assessments for new purchases are at full market value. If the assessed value exceeds what you paid, file a Value Adjustment Board petition immediately.

Homestead Exemption: $50,000

Florida's homestead exemption structure for 2026:

• First $25,000: Exempt from all property taxes (school, county, city, special district)
• $25,001-$50,000: Fully taxable (no exemption)
• $50,001-$75,000: Exempt from non-school taxes only
• Total exemption: Up to $50,000 ($25,000 from all taxes + $25,000 from non-school taxes)

Proposals to increase the second exemption from $25,000 to $50,000 (raising the total to $75,000) have been discussed in multiple legislative sessions but have not passed. A constitutional amendment would be required.

Live Local Act (SB 102): New Affordable Housing Exemptions

The Live Local Act (2023) introduced property tax exemptions for qualifying affordable and workforce housing developments. Key provisions:

• Units meeting income-restricted criteria can receive ad valorem tax exemptions
• Developers of affordable housing may qualify for reduced assessments
• The act incentivizes construction of housing affordable to workers earning below area median income

While this primarily affects developers and landlords, it may indirectly benefit renters through increased housing supply. Homeowners should be aware that any property receiving these exemptions shifts some tax burden to other properties in the taxing district.

Senior Exemptions in 2026

Florida offers several property tax benefits for seniors:

• Additional $50,000 homestead exemption: For seniors 65+ with household income below approximately $35,167 (adjusted annually)
• Property tax deferral: Seniors can postpone payment of property taxes until the home is sold
• Long-term resident senior exemption: Some counties offer additional exemptions for seniors who have lived in their home for 25+ years

Value Adjustment Board (VAB) Process

The VAB appeal process remains unchanged for 2026:

• Filing deadline: 25 days from TRIM notice (typically September)
• Filing fee: $15 for properties under $500K assessed value
• Evidence: Comparable sales, property condition issues, assessment errors
• Hearing: Informal meeting with the appraiser before formal VAB hearing

Portability: Don't Lose Your Savings

If you're moving within Florida, the portability provision lets you transfer your accumulated Save Our Homes benefit (up to $500,000) to your new home. Key rules:

• You must establish a new homestead within 3 calendar years of abandoning the old one
• File for portability when you file for homestead exemption on the new home
• If the new home is more expensive, you keep the full dollar savings. If less expensive, you keep a proportional amount.

2026 Action Checklist for Florida Homeowners

1. Verify your homestead exemption is on file (once approved, it auto-renews)
2. Check your TRIM notice when it arrives (typically August)
3. Compare your assessed value to recent sales -- if over-assessed, file a VAB petition within 25 days
4. If 65+: Apply for the additional $50,000 exemption if income-qualified
5. If moving within Florida: File for portability to transfer your SOH savings