The Florida property tax changes 2026 voters will decide on this November could be the most significant shift to homeownership costs in decades.
If you own a home in Lakewood Ranch — or you are thinking about buying one — there is a ballot measure coming this November that you need to understand. Florida lawmakers have passed a constitutional amendment that could significantly change how much homeowners pay in property taxes, and it is now headed to voters for final approval.
This guide breaks down what the proposal actually says, who it affects, what it does not cover, and why the full picture of homeownership costs in Lakewood Ranch involves more than just this one number.
What Is on the November 2026 Ballot?
On June 2, 2026, the Florida Legislature passed a constitutional amendment often referred to as the “Save Our Homes from Excessive Property Taxes” amendment. It now goes before voters in the November 2026 general election, where it will need at least 60 percent approval to take effect.
If approved, the amendment would raise Florida’s homestead exemption in two steps. The exemption would increase from the current $50,000 to $150,000 starting in 2027, and then to $250,000 starting in 2028, with inflation adjustments beginning in 2029.
What the Florida Property Tax Changes 2026 Would Actually Do
The increased exemption would apply to the assessed value of a homestead property for most local tax levies — but importantly, it would not apply to school district taxes. Since school taxes typically make up a significant portion of a Florida property tax bill, homeowners would still owe that portion regardless of the outcome.
For many homeowners, especially those with lower-valued homes, this change could reduce non-school property taxes close to zero. The amendment also directs the Legislature to eventually create a schedule working toward full elimination of homestead property taxes outside of school levies — though that would require additional legislative action down the road.
A New Rule for Residents Who Move to Florida After 2026
One detail that matters a great deal for anyone relocating to Lakewood Ranch is how the Florida property tax changes under the 2026 amendment treat new residents. Under the amendment, people who establish Florida residency on or before December 31, 2026 would be eligible for the full expanded exemption once it phases in.
However, anyone who becomes a Florida resident after that date would initially receive a smaller exemption and would need to maintain residency for several years before qualifying for the larger one. If you are seriously considering a move to Lakewood Ranch and want to be positioned for these changes, the timing of your move could matter.
The Assessment Cap Change for Non-Homestead Properties
The amendment also addresses non-homestead properties, including rental homes and many commercial properties. Currently, annual increases in assessed value for these properties are capped at 10 percent. Under the proposed amendment, that cap would be reduced to 5 percent starting in 2027.
For investors and landlords in Lakewood Ranch, this could mean more predictable, slower-growing assessments over time — a meaningful factor for anyone evaluating long-term rental property numbers in the area.
What This Does Not Change
It is worth being clear about what stays the same no matter how the vote goes. School district property taxes are not affected by this amendment. Non-ad valorem assessments — things like CDD fees, special district charges, and certain municipal service fees — are also untouched.
For Lakewood Ranch specifically, this matters because many communities here include Community Development District, or CDD, fees as part of the total tax bill. Those fees fund infrastructure like roads, utilities, and amenities within a development, and they are billed separately from the ad valorem property tax that this amendment addresses.
The Full Picture of Homeownership Costs in Lakewood Ranch
Property taxes are only one piece of what it costs to own a home here. When evaluating affordability, it is worth looking at the complete picture: property taxes, homeowners insurance, HOA dues, CDD fees, and any other non-ad valorem assessments that appear on a property’s tax bill.
This is especially important for buyers comparing Lakewood Ranch to other areas. Two homes with similar prices and similar property tax rates can have very different total costs of ownership depending on their HOA structure and CDD obligations.
What Happens Next
Regardless of how the Florida property tax changes 2026 vote turns out, nothing changes for your current tax bill. If the amendment passes in November with at least 60 percent voter approval, the increased exemption begins with the 2027 tax year. If you already have a homestead exemption on your property, the larger exemption would apply automatically — you would not need to refile.
If you do not currently have a homestead exemption and you are eligible for one, now is a good time to make sure it is filed with the county property appraiser, since that filing is the gateway to every homestead-related benefit, including this one if it passes.
Where to Verify Your Property’s Numbers
If you want to see exactly how these changes could affect your own property, the best place to start is your county’s property appraiser website. For Lakewood Ranch homeowners in Manatee County, you can look up your current assessed value and exemption status at the Manatee County Property Appraiser site. If your property falls within Sarasota County, the Sarasota County Property Appraiser offers the same tools.
Both sites let you view your most recent TRIM notice, confirm whether your homestead exemption is on file, and see your current assessed value — all useful context as this amendment moves toward the November ballot.
Questions About Your Specific Situation?
As the Florida property tax changes 2026 vote approaches, many homeowners are starting to ask what it could mean for their own tax bill — and the honest answer is that it depends on your specific property, county, and exemption status.
I am Mark Boehmig, a Lakewood Ranch real estate agent with Michael Saunders & Company. While I am not a tax professional and always recommend confirming details with your accountant or the county property appraiser, I am happy to walk through what a specific property’s total tax picture looks like as part of your home search.
📞 Call or text me directly at 941-807-6936, or visit MarkitSoldFl.com to search available homes and get started today.
