Make Florida Home
The clock is ticking on a big Florida homeowner benefit.
Florida’s homestead exemption is getting bigger, starting in 2027. If you own a Florida home and make it your primary residence, the expanded exemption could shrink the part of your home’s value that’s taxed for certain property taxes, which could mean more breathing room in your budget.
What's Changing?
Florida’s homestead exemption is getting bigger.
Florida’s homestead exemption is expanding for qualifying primary residences. The increase is phased in, so the exemption amount increases each year:
• 2026: $50,000 (today’s exemption)
• 2027: up to $150,000
• 2028: up to $250,000
• 2029 and beyond: annual inflation adjustments
Good to know: the expanded exemption applies to certain non-school property taxes. School district taxes still apply, and the existing $25,000 school-tax homestead exemption stays the same.
What does this mean for you?
Here’s an easy way to picture it: the exemption takes a slice of your home’s assessed value off the table when certain property taxes are calculated.
Here’s what it’s not: a check in the mail, or the end of property taxes. A $250,000 exemption doesn’t mean you save $250,000. It’s the total expanded amount, not an extra amount on top of today’s exemption. What you could actually save depends on your home’s assessed value, your local tax rates and whether you qualify. It also doesn’t change HOA dues, homeowners insurance or charges that aren’t based on property value, such as CDD assessments.
Buying a home to live in full time
Buying a qualifying primary residence could open the door to homestead benefits that aren’t available on a rental. If you establish Florida residency by December 31, 2026, you could still qualify for the larger exemption when you later buy a qualifying home and apply. Your county property appraiser will confirm your first eligible tax year.
Changing homes within Florida
Moving from one Florida primary home to another? Your homestead exemption doesn’t automatically follow you, but your Save Our Homes savings might. Eligible owners may be able to carry over up to $500,000 of that assessment savings to a new Florida homestead. Timing and other requirements apply, so check with your county property appraiser as you plan.
Why December 31, 2026 matters: timing is everything
Here’s the catch: when you become a Florida resident makes a difference.
• Florida resident by 12/31/26? You could take advantage of the higher exemption sooner, once you own a qualifying home, live in it as your permanent residence and apply for homestead.
• Becoming a Florida resident in 2027 or later? You’d receive the existing homestead exemption once you qualify, and the higher exemption may not begin until your fifth year of homestead exemption.
Either way, living in Florida doesn’t automatically confirm eligibility. That fifth year isn’t simply five years after you buy or move, so ask your county property appraiser how your homestead years will be counted. It’s worth checking in early.
Explore your next Florida home
Browse available homes, pricing, features and community details, then request a tour when one feels like home. Select Quick Move-In homes are available now, which could help you settle in sooner. Closing timelines vary by home, so talk with a sales associate about your timing.
What's Changing?
Florida’s homestead exemption is getting bigger.
Florida’s homestead exemption is expanding for qualifying primary residences. The increase is phased in, so the exemption amount increases each year:
• 2026: $50,000 (today’s exemption)
• 2027: up to $150,000
• 2028: up to $250,000
• 2029 and beyond: annual inflation adjustments
Good to know: the expanded exemption applies to certain non-school property taxes. School district taxes still apply, and the existing $25,000 school-tax homestead exemption stays the same.
What does this mean for you?
Here’s an easy way to picture it: the exemption takes a slice of your home’s assessed value off the table when certain property taxes are calculated.
Here’s what it’s not: a check in the mail, or the end of property taxes. A $250,000 exemption doesn’t mean you save $250,000. It’s the total expanded amount, not an extra amount on top of today’s exemption. What you could actually save depends on your home’s assessed value, your local tax rates and whether you qualify. It also doesn’t change HOA dues, homeowners insurance or charges that aren’t based on property value, such as CDD assessments.
Buying a home to live in full time
Buying a qualifying primary residence could open the door to homestead benefits that aren’t available on a rental. If you establish Florida residency by December 31, 2026, you could still qualify for the larger exemption when you later buy a qualifying home and apply. Your county property appraiser will confirm your first eligible tax year.
Changing homes within Florida
Moving from one Florida primary home to another? Your homestead exemption doesn’t automatically follow you, but your Save Our Homes savings might. Eligible owners may be able to carry over up to $500,000 of that assessment savings to a new Florida homestead. Timing and other requirements apply, so check with your county property appraiser as you plan.
Why December 31, 2026 matters: timing is everything
Here’s the catch: when you become a Florida resident makes a difference.
• Florida resident by 12/31/26? You could take advantage of the higher exemption sooner, once you own a qualifying home, live in it as your permanent residence and apply for homestead.
• Becoming a Florida resident in 2027 or later? You’d receive the existing homestead exemption once you qualify, and the higher exemption may not begin until your fifth year of homestead exemption.
Either way, living in Florida doesn’t automatically confirm eligibility. That fifth year isn’t simply five years after you buy or move, so ask your county property appraiser how your homestead years will be counted. It’s worth checking in early.
Explore your next Florida home
Browse available homes, pricing, features and community details, then request a tour when one feels like home. Select Quick Move-In homes are available now, which could help you settle in sooner. Closing timelines vary by home, so talk with a sales associate about your timing.
Frequently asked questions
What’s changing with Florida’s homestead exemption?
Florida’s homestead exemption is expanding for qualifying primary residences, beginning January 1, 2027. It’s phased in, rising to up to $150,000 in 2027 and up to $250,000 in 2028. The change also lowers the yearly cap on assessed value increases for qualifying non-homestead property (like a vacation home or investment property) from 10% to 5% for non-school taxes.
Do homeowners receive $150,000 or $250,000?
No, and that’s a common mix-up. Those amounts aren’t cash or a discount on your home price. They’re the amount of assessed value that could be exempt from certain non-school property taxes.
Does it apply to school district taxes?
No. School district taxes still apply, and the existing $25,000 school-tax homestead exemption stays the same. The expanded exemption applies only to certain non-school property taxes.
Will it lower my mortgage payment?
Not automatically. If your lender collects property taxes in escrow, any change depends on your actual tax bill and your lender’s escrow review. Insurance and other costs can affect your payment, too. Ask your lender what’s included in your estimate, and don’t count on projected savings at closing.
What if I’m moving from one Florida home to another?
Your homestead exemption doesn’t transfer automatically, but eligible owners may be able to carry over some or all of their Save Our Homes savings (up to $500,000) to a new Florida homestead. Timing and other rules apply, so check with your county property appraiser before relying on an estimate.
Does buying a home automatically qualify me for the exemption?
Not automatically. You’ll need to own the home, make it your permanent residence, and apply through your county property appraiser, who determines eligibility. The general filing deadline is March 1 of the tax year you’re applying for.
How much could I save over time in taxes?
There’s no one-size-fits-all number. It depends on your home’s assessed value, your local non-school tax rates and your eligibility. Rates and values can change, so a bigger exemption doesn’t guarantee a lower bill from one year to the next. Treat any estimate as a starting point for education only.
When will I see the change on my tax bill?
The change takes effect January 1, 2027. For eligible properties, you may see it on your August 2027 proposed property tax notice (called a TRIM notice) and your November 2027 tax bill.
Do I need to close before the end of 2026?
For the 2027 tax year, you generally need to own the home and live in it as your permanent residence by January 1, 2027. A contract, deposit or future closing date isn’t enough. If you close after January 1, your first eligible homestead year will generally be the following tax year. Being a Florida resident by December 31, 2026 and buying a home are two separate things, so confirm your timeline with your county property appraiser before counting on any savings.
What about a vacation home or investment property?
The expanded homestead exemption is for qualifying permanent residences, not ordinary second homes or investment properties. A separate part of the change lowers the yearly cap on how much assessed value can rise for qualifying non-homestead property, from 10% to 5% for non-school taxes. That’s a limit on how fast assessed value can grow. It’s not a 5% tax rate, a cap on your total tax bill or a guarantee against reassessment after a purchase.
Where can I find the official rules?
Contact the property appraiser in the county where the home is located for official eligibility rules, deadlines and application information.
Ready to see what's available?
Browse available Meritage homes across Florida and check each Home Detail Page for pricing, features and community information. When you’re ready to talk about your move, reach out to a sales associate to talk through your timeline.
Important information
Disclosure
Homestead exemption information is provided for general informational purposes only, is based on amendments to the Florida Constitution approved by Florida voters in 2026 and scheduled to take effect January 1, 2027, and is subject to change at any time without notice. Exemption amounts reduce the taxable assessed value of a qualifying property and do not represent a dollar-for-dollar reduction in property taxes; actual tax savings, if any, will vary based on property value, applicable millage rates, taxing authority, and individual circumstances. Eligibility for any homestead exemption, including any increased exemption amount, is determined solely by the applicable county property appraiser and requires, among other things, that the applicant hold legal or beneficial title to, and make the property his or her permanent residence as of, January 1 of the applicable tax year, and timely file an application with the county property appraiser. Additional eligibility requirements, limitations, and phase-in or waiting periods may apply. Purchase of a Meritage home does not guarantee eligibility for any exemption or the timing of any benefit, and Meritage Homes does not guarantee that any home will close by any particular date. Meritage Homes does not provide tax, legal, or financial advice, makes no representation or warranty regarding the availability, amount, or timing of any exemption or tax savings, and in no event shall Meritage Homes have any responsibility, obligation, or liability with respect thereto. Prospective buyers should independently verify all exemption information with the applicable county property appraiser and consult their own tax advisor prior to making any purchase decision. Pictures and other promotional materials are representative and may depict or contain floor plans, square footages, elevations, options, upgrades, landscaping, pool/spa, furnishings, appliances, and designer/decorator features and amenities that are not included as part of the home and/or may not be available in all communities. Visit www.meritagehomes.com/featuredescriptions for information and disclaimers about energy-efficient features and associated claims. Home, pricing, and community information is subject to change, and homes to prior sale, at any time without notice or obligation. Not an offer or solicitation to sell real property. Offers to sell real property may only be made and accepted at the sales center for individual Meritage Homes communities. See sales associate for details. Meritage Homes®, Setting the standard for energy-efficient homes®, and Life. Built. Better.® are registered trademarks of Meritage Homes Corporation. ©2026 Meritage Homes Corporation. All rights reserved.