Florida Eyes Property Tax Relief for Residents

Florida is considering a major overhaul of its property-tax system that could significantly reduce taxes on qualifying primary residences, while maintaining a different tax treatment for non-homestead properties such as vacation homes, investment properties and commercial real estate.

However, claims that Florida is specifically planning to “tax Canadians more” are misleading. The proposed changes do not single out Canadian property owners based on nationality.

The Florida Legislature has approved a proposed constitutional amendment, HJR 1-F, that would increase the homestead exemption for qualifying properties to $150,000 beginning in 2027 and $250,000 beginning in 2028 for the non-school portion of property taxes. The higher exemption would then be adjusted for inflation.

The proposal would also reduce the annual assessment-growth limit for non-homestead residential and non-residential properties from 10% to 5%. These properties can include second homes, rental properties and commercial real estate.

Foreign owners, including Canadians, could therefore be affected if they own property that does not qualify for Florida’s homestead protections. But the distinction is based primarily on the property’s status and the owner’s eligibility for a Florida homestead exemption, rather than nationality.

The proposal also contains special provisions for people who become Florida residents after January 1, 2027. New Florida residents would initially receive a smaller homestead exemption and could qualify for the larger exemption after maintaining a Florida homestead for four years.

The broader objective behind the proposal is to reduce the property-tax burden on homeowners while limiting how local governments can use remaining property-tax revenue. The proposed amendment would direct such revenues toward areas including public safety, education, infrastructure, natural-resource projects, debt obligations and local government operations.

Gov. Ron DeSantis has previously advocated an even more extensive approach, calling for the eventual elimination of property taxes on Florida homesteads. Under that approach, property taxes on second homes, rentals and commercial properties would remain.

The current constitutional amendment is not yet law. Florida voters are scheduled to decide on it during the November 3, 2026 general election, and constitutional amendments require approval from at least 60% of voters.

If approved, the changes would begin taking effect in 2027. The proposal could therefore shift more of Florida’s property-tax burden toward properties that do not qualify for the state’s homestead protections, but it does not establish a special tax on Canadians.