Florida lawmakers are proposing significant changes to property taxes and housing regulations, aiming to address affordability concerns and reshape the state’s real estate market. Several proposals are being considered, with the potential to appear on the 2026 ballot, while new condo safety laws are already impacting the market.
Key Takeaways
- The Florida House has unveiled eight proposed constitutional amendments for the 2026 ballot concerning property tax reform.
- These proposals aim to reduce or eliminate non-school property taxes for homeowners, with varying approaches like complete elimination, phased-out taxes, or exemptions for seniors and new buyers.
- New condo regulations, prompted by the Surfside collapse, are enhancing structural safety, transparency, and financial accountability in condominium associations.
- The "Live Local Act" continues to influence development by allowing affordable housing projects to bypass local zoning restrictions.
Proposed Property Tax Reforms Head to 2026 Ballot
The Florida House of Representatives has introduced a comprehensive slate of eight proposed constitutional amendments designed to reshape property tax obligations for homeowners and influence local government funding. House Speaker Danny Perez stated the intention is to allow Florida voters to decide on these measures in the 2026 election. All proposals reportedly exclude cuts to law enforcement funding and exempt school taxes. The measures include eliminating non-school property taxes entirely for homesteads, phasing them out over a decade, or providing exemptions for residents aged 65 and older. Other proposals focus on additional exemptions, such as a 25% homestead exemption or an extra $100,000 exemption for those with property insurance. Reforms to the "Save Our Homes" benefit portability and caps on taxable value growth are also on the table, alongside a potential requirement for a two-thirds vote to raise local millage rates.
Condo Safety and Transparency Laws Take Effect
Following the tragic Surfside condominium collapse, Florida has enacted House Bill 913, a significant piece of legislation aimed at bolstering structural safety, transparency, and financial accountability within condominium and cooperative associations. This law mandates new requirements for building inspections and reserve funding, particularly for buildings with three or more habitable stories. Experts suggest these changes are restoring confidence in the market by providing buyers and sellers with a clearer understanding of potential risks and association finances. While older buildings may face increased costs due to deferred maintenance, newer properties are generally adapting well to the new regulations.
The "Live Local Act" Continues to Reshape Development
The "Live Local Act," strengthened by Senate Bill 1730 in 2025, continues to significantly alter Florida’s housing development landscape. This law empowers developers to bypass local zoning restrictions and public hearings for projects that include a substantial portion of affordable or workforce housing. It allows for increased density and height, overriding local codes that conflict with state mandates. The act also enables religious institutions to build housing on their land. While proponents hail it as a crucial tool to combat the housing crisis, critics express concerns about the erosion of local control and potential impacts on community character and public resources. Legal challenges to the act are emerging, testing the boundaries of state preemption over local zoning.
Broader Housing Initiatives and Market Dynamics
Beyond property taxes and condo regulations, broader housing initiatives are also being considered. The bipartisan "ROAD to Housing Act" aims to increase housing supply, streamline development, improve homeownership pathways, and support disaster recovery. Meanwhile, market dynamics show that while some older condo segments face challenges due to new regulations and rising costs, the overall Florida real estate market, particularly for single-family homes and new luxury condos, remains active. Property insurance costs are also a significant concern for many Floridians, with some arguing it’s a more pressing issue than property taxes.
### Sources
- Florida House rolls out property tax proposals for 2026 ballot, WPTV.
- Florida lawmakers move toward property tax changes, JaxToday.
- New condo regulation weighed by Florida real estate leaders, HousingWire.
- Landmark Housing Legislation Passes in Senate, | Florida Realtors.
- Fla. Rewrites Housing Rules (Whether Locals Like It or Not), Best Lawyers.