Florida Property Tax Elimination? The 2026 Debate Explained
- By Miguel E. Hernandez
- Jan 19, 2026
Florida lawmakers are debating proposal HJR 203 to phase out property taxes. Read my analysis on the current debate and how it impacts Miami real estate.
2026 has kicked off with an intense debate in the halls of Tallahassee that could redefine the financial landscape for homeowners across our state. I'm talking about proposal HJR 203, a legislative initiative that has put the possibility of gradually eliminating certain property taxes on the table. However, it is vital to clarify right now that nothing is set in stone yet.
As your real estate advisor at NegocioMiami, my responsibility is to keep you informed with hard facts, not just headlines. Currently, this measure is a proposal under discussion that faces both strong political support and significant opposition from local governments. Join me as I analyze what is actually being debated, the hurdles that remain, and how this legislative uncertainty should—or shouldn't—influence your real estate decisions this year.
What Exactly Does Proposal HJR 203 Entail?
Recently, the House State Affairs Committee took a first step by advancing the proposal. The core idea being discussed is to increase the Homestead Exemption by $100,000 annually over the next decade. The theoretical goal? A total elimination of non-school property taxes by the year 2037.
"I hope we have something on the ballot for our constituents to finally vote on... It is still a little bit up in the air what final product will come out."Daniel Pérez, House Speaker (Rep. Miami)
It is important to note the emphasis on the phrase "up in the air." While there is political will from one sector, the legislative road is long and complex. This is not current law, but a project striving to make it onto the November ballot.
The Path to Approval
For us to see a real reduction in taxes under this specific scheme, three fundamental things must happen:
- 1. Legislative Consensus: Both the House and the Senate must agree on a final version of the proposal.
- 2. The Ballot: It must be officially included for the November 2026 elections.
- 3. Voter Decision: It would require approval from 60% of Florida voters to amend the constitution.
While this process moves forward, the smartest move as a homeowner or buyer is to educate yourself on how to protect and leverage your current assets, regardless of future legislative changes.
The Controversy: Local Governments vs. Tax Relief
The debate heats up when we listen to the other side. The Florida Association of Counties and the League of Cities have expressed deep concern. Their argument is that if these revenues are slashed, essential services (police, fire departments, infrastructure) could be compromised, or the tax burden might simply shift toward commercial properties and renters.
Jeff Scala, from the Association of Counties, warned that "the math doesn't work" to maintain current services with such a cut. This clash of positions ensures that the discussion will be lengthy and that the final proposal could undergo significant modifications before it ever reaches us, the voters.
Should I Wait to Buy or Invest Now?
This is the question I receive most often these days. My professional advice is: do not base your buying decision solely on a political proposal that is not yet law. The Miami real estate market moves at its own pace, driven by international demand and the unique lifestyle we offer.
Waiting for a legislative resolution (which could take years to fully implement even if passed) could cost you the opportunity to enter the market at current prices. What is a reality today is the opportunity to use tax season to your advantage.
Current Strategy: Your Tax Refund
Regardless of what they decide in Tallahassee, you have control over your finances today. We are in tax season, and using your Tax Refund to strengthen your down payment remains one of the most solid strategies to buy in 2026.
Frequently Asked Questions About the Tax Debate (FAQs)
Is it certain that property taxes will go down?
No, it is not certain. Currently, it is just a proposal (HJR 203) advancing through committees. It must be passed by both legislative chambers and then by 60% of voters in November to become reality.
What is Governor DeSantis' stance?
The Governor has shown interest in reducing taxes and has mentioned the possibility of a special session if an agreement isn't reached during the regular session, but the final details are still being negotiated.
Does this affect school taxes?
The current discussion focuses on phasing out non-school taxes (municipal and county). Taxes designated for schools are generally kept separate in these proposals to avoid affecting the education system.
If I buy now, will I benefit if the law passes later?
Generally, Homestead Exemption reforms apply to all homeowners who qualify with a primary residence, regardless of when they bought the house. Buying now secures the asset; future tax benefits would be an added bonus.
Conclusion: Stay Informed and Prepared
The debate over property taxes in Florida is just beginning. As your agent, my commitment is to monitor how this impacts the real market and notify you of any concrete changes.
While politicians debate, the market moves. If you are thinking of buying or selling, let's analyze your situation with the current rules of the game to ensure you make the best financial decision today.