Florida Property Tax Special Session Begins Today: What Miami-Dade and Broward Homeowners Need to Know

Florida lawmakers are convening in Tallahassee today, June 1, 2026, for a special legislative session that could fundamentally reshape how homeowners in Miami-Dade County, Broward County, and across the state pay property taxes. Governor Ron DeSantis has called the session to advance a constitutional amendment proposal titled "Save Our Homes from Excessive Property Taxes," which would dramatically increase the homestead exemption and set the state on a path toward eliminating homestead property taxes entirely.

If the Legislature approves the measure this week, it would go before Florida voters on the November ballot. For Miami real estate owners, buyers, and sellers, the implications are significant and far-reaching.

What the "Save Our Homes" Proposal Would Do

The centerpiece of the governor's plan is a phased increase of the homestead exemption. Under current Florida law, homeowners who claim homestead can exempt the first $25,000 of their home's assessed value from all property taxes, plus an additional exemption on the $50,000 to $75,000 portion of assessed value for non-school taxes. The total current exemption sits at approximately $51,411 for 2026.

Under DeSantis's proposal, the exemption would increase in stages. Beginning in January 2027, the homestead exemption would rise to $150,000. By 2028, it would climb to $250,000 and be adjusted annually for inflation. The Legislature would then be directed to create a schedule for full elimination of homestead property taxes.

According to the governor, the initial increase to $250,000 would eliminate property taxes entirely for approximately 60 percent of Florida homeowners with homesteaded properties. When the exemption eventually reaches $500,000, around 92 percent of homesteaded properties would be tax-free.

The state has launched a calculator at saveourhomesfl.com where homeowners can estimate their potential savings based on their 2025 property tax bills.

How This Would Affect Miami-Dade County Homeowners

Miami-Dade County has the highest effective property tax rate in Florida, with homeowners paying an average of 1.94 percent of assessed fair market value. That means homeowners here stand to see some of the largest dollar savings under this proposal.

According to an NBC 6 analysis of Miami-Dade County Property Appraiser data, homeowners in the county could see average savings of approximately $1,500 per year under the initial exemption increase. For homeowners with properties assessed below $250,000 — common in areas like Homestead, Cutler Bay, Hialeah, and parts of Kendall — the property tax bill could drop to zero for non-school taxes once the full exemption takes effect.

However, the proposal raises serious questions about local government funding. Miami-Dade County could lose approximately $500 million in revenue, according to the same analysis. That revenue currently funds law enforcement, fire rescue, parks, libraries, transit, and infrastructure across the county.

Broward County Impact

Broward County homeowners would see similar relief. The Broward County Property Appraiser estimates average savings of approximately $1,800 per year for homesteaded properties. At the county level, officials estimate a budget reduction of about $329 million.

Some smaller Broward municipalities face even steeper cuts because homestead property taxes make up a larger share of their budgets. Cooper City could see a 35 percent decrease in its budget, Tamarac a 33 percent reduction, and Plantation a 23 percent decrease, according to NBC 6's analysis.

The Debate: Savings vs. Services

The proposal has drawn strong reactions on both sides. Governor DeSantis argues that local government spending has nearly doubled over the past seven years while taxpayers receive "basically the same level of services." The special session proposal would also restrict remaining property tax revenue to core services only: public safety, education, infrastructure, and natural resources.

A trust fund would be established to provide grants to local governments — particularly smaller rural counties — to help maintain essential services during the transition.

Critics, however, warn that the proposal could undermine the services that make South Florida communities livable. The Florida Association of Counties has cautioned that "eliminating property taxes does not eliminate the cost of infrastructure, emergency response, and other essential local services. Those costs do not disappear — they shift somewhere else, often onto businesses, renters, and working families."

House Minority Leader Fentrice Driskell of Tampa called the move to limit homesteaded property tax "a boneheaded move," warning that "property taxes cover the costs of law enforcement and first responders. They make sure that you can visit the library without having to pay a fee."

House Speaker Daniel Perez of Miami noted that the Florida House has already passed a proposed constitutional amendment to eliminate homestead property taxes and said he looks "forward to reviewing" the governor's specific language.

The Residency Requirement

One detail that matters for people relocating to Miami: the proposal includes a provision requiring new Florida residents establishing homestead after January 1, 2027, to maintain Florida residency for up to five years before receiving the increased exemption. This is designed to prevent people from claiming the benefit immediately after moving to the state.

For the wave of buyers relocating to South Florida from New York, California, and other states, this means the enhanced tax benefit would not apply right away. Existing Florida homeowners with homestead would benefit immediately.

What This Means for the Miami Real Estate Market

If this amendment reaches the ballot and voters approve it in November, the effects on Miami and South Florida real estate could be substantial.

Lower property taxes would reduce the total cost of homeownership, potentially making Miami more affordable for owner-occupants. That could increase demand for single-family homes and condos in the primary residence market, particularly in price ranges where the full exemption would eliminate tax liability — homes assessed below $250,000 in areas like Homestead, Cutler Bay, Florida City, Hialeah, Miami Gardens, and parts of North Miami.

At the same time, the proposal does not affect non-homesteaded properties. Investment properties, second homes, and rental units would continue to pay full property taxes. This could widen the gap between the cost of owning a primary residence and owning an investment property in Miami-Dade and Broward counties.

What Buyers Should Know

If you are in the market to buy a home in Miami, Miami-Dade, or Broward, this proposal is worth watching closely. A significant reduction or elimination of homestead property taxes would lower your monthly carrying costs substantially — potentially saving you $1,500 or more per year in Miami-Dade alone.

However, the measure is far from guaranteed. It must clear the Legislature this week with a 60 percent supermajority in both chambers, then win 60 percent of voter approval in November. Even if it passes, the enhanced exemptions would not take effect until January 2027 at the earliest, and new residents may face a five-year residency requirement.

For now, buyers should factor current property tax rates into their purchase calculations and treat any future reduction as a potential bonus — not a certainty.

What Sellers Should Know

If the proposal passes, it could boost buyer demand for primary residences in Miami-Dade and Broward, particularly in the under-$400,000 price range where the tax savings represent the most dramatic percentage reduction in carrying costs. That could be positive for sellers with properties in those ranges.

On the other hand, if local services deteriorate due to reduced funding — fewer police patrols, slower infrastructure maintenance, reduced transit service — that could negatively affect property values over time, particularly in communities that rely heavily on homestead property tax revenue.

Sellers should also be aware that the current Miami-Dade market is performing well. Single-family home sales rose 8.6 percent year-over-year in April 2026, marking the eighth consecutive month of gains. The median single-family home price in Miami-Dade stands at $670,000, according to MIAMI REALTORS data released May 15, 2026.

What Homeowners Should Know

If you already own a homesteaded property in Miami-Dade or Broward, this proposal could deliver the most direct benefit to you. Use the state's calculator at saveourhomesfl.com to estimate your potential savings based on your current tax bill.

Keep in mind that reduced local revenue could affect services you rely on. Pay attention to how your city and county plan to adjust if the measure passes. Watch for any changes to garbage collection, parks maintenance, library hours, transit schedules, and public safety staffing in your area.

Also remember that Save Our Homes protections — the 3 percent cap on annual increases in assessed value for homesteaded properties — remain in place regardless of what happens with this proposal. Your existing homestead protections are not at risk.

Timeline and What Happens Next

The special session begins today, June 1, 2026, in Tallahassee. Senate President Ben Albritton has indicated that a floor vote could happen as early as Tuesday or Wednesday. If the measure passes both chambers with the required 60 percent supermajority, the proposed constitutional amendment would appear on the November 2026 ballot.

Florida voters would then need to approve it by at least 60 percent for it to take effect. If approved, the first phase of increased exemptions would begin January 1, 2027.

Sources

1. NBC 6 South Florida — "DeSantis calls special session aimed at eliminating homestead property taxes in Florida" — Published May 27, 2026. Used for proposal details, local budget impact analysis, and legislative reactions.
2. Governor's Office — "Governor Ron DeSantis Announces Special Session on Property Tax Relief" — Published May 27, 2026. Used for proposal structure, phased exemption details, and trust fund provisions.
3. Florida Realtors — "Lawmakers to begin special session on property taxes" — Published May 2026. Used for legislative context and session timeline.
4. CBS Miami — "Florida Gov. Ron DeSantis calls for special legislative session on property tax relief plan" — Published May 2026. Used for additional proposal details.
5. WFLX / NBC 6 — "Florida launches Save Our Homes calculator website" — Published June 1, 2026. Used for calculator launch information.
6. MIAMI REALTORS — "Miami-Dade Home Sales Rise for Eighth Consecutive Month" — Published May 15, 2026. Used for current Miami-Dade market data.
7. CBS 12 / Palm Beach — "DeSantis pushes major property tax relief plan during special legislative session" — Published June 2026. Used for revenue impact figures for Miami-Dade and Broward.
8. Miami-Dade Property Appraiser — Homestead Exemption Information. Used for current exemption amounts and tax rate context.

Contact William Gartin for Local Miami Real Estate Guidance

Whether you are buying, selling, or holding property in Miami-Dade or Broward County, understanding how property tax changes affect your real estate decisions is critical. For personalized guidance on Miami homes for sale, South Florida property values, and how today's market conditions and policy changes affect your next move, contact William Gartin with eXp Realty at 305-842-6097 or visit williamgartinrealestate.com.