[Normal]

Originally Posted by Regorp

Thought I heard you need to be permanent resident to qualify, so not living in your house means you live somewhere else, perhaps another state. You do not qualify.

You can be a renter that is a resident and qualify. Just need to be a resident by the end of the year and you’re good.

[Bill14564]

The actual text starting at line 217 of the amendment…

… who had not maintained a permanent residence in this state as of December 31, 2026,…

The amendment doesn’t require a “legal or equitable title” which would be a requirement for already receiving the exemption. It only requires that someone be a resident of the state as of 12/31/26 to be eligible for the exemption without the five year waiting period.

[margaretmattson]

Originally Posted by Bill14564

The actual text starting at line 217 of the amendment…

… who had not maintained a permanent residence in this state as of December 31, 2026,…

The amendment doesn’t require a “legal or equitable title” which would be a requirement for already receiving the exemption. It only requires that someone be a resident of the state as of 12/31/26 to be eligible for the exemption without the five year waiting period.

So, babies born in Florida on or before December 31, 2026 qualify? All children residing in Florida presently qualify? If the only requirement is that you are a Florida resident, children will qualify. All born AFTER December 31, 2026 do not qualify?

I still favor that a person must follow the laws of the Florida Homestead exemption that existed before Amendment 3 passed. As well as follow the law as outlined in Amendment 3. One poster explained when he went to the County Appraiser's office, he was told that it is too late for his home to qualify. He will have to wait the 5 year period. Most likely, it was explained to him that property taxes are paid in the arrears. This is the reason his home does not qualify. To qualify, he had to apply for the exemption before March 1, 2026. Not 2027. Refer to post #4.

[GregR]

I'd suspect the real estate agent is trying to sell homes.

As others have already said, my reading of the amendment is that RESIDENCY before 2027, not home ownership, is the significant factor in determining any future homestead exemptions. That means someone from out of state could close on a FL home before 12/31/26 but still not be eligible unless they ALSO officially establish residency before that date. Whether they own a second home in FL is immaterial.

That being said, DeSantis is apparently calling a special session of the FL legislature before the end of the year to clarify the implementation details of the amendment, so who knows?

[Normal]

Originally Posted by margaretmattson

So, babies born in Florida on or before December 31, 2026 qualify? All children residing in Florida presently qualify? If the only requirement is that you are a Florida resident, children will qualify. All born AFTER December 31, 2026 do not qualify?

I still favor that a person must follow the laws of the Florida Homestead exemption that existed before Amendment 3 passed. As well as follow the law as outlined in Amendment 3. One poster explained when he went to the County Appraiser's office, he was told that it is too late for his home to qualify. He will have to wait the 5 year period. Most likely, it was explained to him that property taxes are paid in the arrears. This is the reason his home does not qualify. To qualify, he had to apply for the exemption before March 1, 2026. Not 2027. Refer to post #4.

Babies don’t usually buy houses. I suspect most are more than 5 years old before their first home purchase?

In other news, you don’t have to have an exemption before the end of the year to qualify. It’s all about residency. Just be a full time resident before year’s end. If you miss that mark, you get the original exemption and it increases to the higher one after year 5. I suspect there was miscommunication somewhere with the OP.

[Scottmwhitney]

In the past 7 years my property taxes in Colorado Tripled, they want to raise sales tax AGAIN for a phantom high-speed train and the potholes in front of my house were there for years. We moved here in October for many reasons. Amendment 3 was one of them and we're happy it passed. Houses here are much less expensive and with many on the market, we found a jewel for a bargain. I don't know how all the politics will work out, but we are residents and homeowners before the deadline. The streets here aren't filled with potholes, the drains don't back up and flood your yard and we saw a streetsweeper for the first time in a decade! Whichever way the property tax issue pans out, people here are more fortunate than they realize. In Colorado I paid property tax and got nothing in return... at least here I see actual benefits.

[PLedoux]

Personally I would use other factors than the new amendment to make that decision. Establishing residency or not will be a factor in the timing of your tax savings, more than the ownership of a home. And the tax savings, while substantial, may not be worth what you lose by purchasing here and/or selling another property. Do all the math before deciding. Real estate agents understandably want to push you into buying. Don’t let the small numbers hide the big numbers,

[Bill14564]

Originally Posted by margaretmattson

So, babies born in Florida on or before December 31, 2026 qualify? All children residing in Florida presently qualify? If the only requirement is that you are a Florida resident, children will qualify. All born AFTER December 31, 2026 do not qualify?

I still favor that a person must follow the laws of the Florida Homestead exemption that existed before Amendment 3 passed. As well as follow the law as outlined in Amendment 3. One poster explained when he went to the County Appraiser's office, he was told that it is too late for his home to qualify. He will have to wait the 5 year period. Most likely, it was explained to him that property taxes are paid in the arrears. This is the reason his home does not qualify. To qualify, he had to apply for the exemption before March 1, 2026. Not 2027. Refer to post #4.

Yes, children with a permanent residence in Florida as of 12/31/26 are eligible to apply for a homestead exemption without the five year waiting period. They can apply as soon as they have a legal or equitable title in their name.

Anyone with a "legal or equitable title" and permanent residence in Florida can apply for a homestead exemption, the amendment doesn't change that. What the amendment changes is the amount the exemption is worth: those with permanent residence in Florida on 12/31/26 will receive the full exemption when their homestead application is approved. Those who establish Florida residence on or after 1/1/27 will receive the $50K exemption until they have been Florida residents for five years and then they should automatically receive the larger exemption ($250K or whatever it is at the time).

The 17 year old residing in Florida today can apply for a homestead exemption when he turns 18 and buys a home in 2027 and will see the $150K. The baby born yesterday will have to wait a few years, not because of amendment 3 but because he is a baby and cannot yet have a title in his own name. Children born on or after 1/1/27 also will have to wait a few years but by the time they can have a title in their name they will have been Florida residents for five years and therefore satisfied the requirement of amendment 3.

You favor the laws before amendment 3; I understand that the "amend" part of amendment 3 changed those laws.

Yes, it is too late to file for a homestead exemption that applies to the 2026 tax bill, that window has closed. Early next year he can file for a homestead exemption that would apply to his 2027 tax bill and as long as he established Florida residency by 12/31/26 he should see the $150K exemption on non-school taxes.


NOTE: It *MIGHT* be that the homestead exemption only applies to homes you lived in on January 1 of that year. IF THAT IS THE CASE, the Florida resident in 2026 who purchases a home in Feb 2027 might be able to submit the application for the homestead exemption but it would not become active until 2028, his first full year in the home. Need to look at the wording of the exemption for that detail.

[Christine1964]

Originally Posted by asianthree

Don’t think it’s a loaded question…if your plan to buy within the next 18 months. Buy something now otherwise wait for 5 year tax kick in. One can always buy PV then sell when you need something bigger

You don't have to buy a house now if you are already a resident. The five years is if you are not a resident.

[Joecooool418]

Sales will explode through the end of the year and then drop off a cliff in January. The Amendment 3 homestead exemption is the reason.

Not only will new out of state buyers not be able to claim it for 5 years, every taxing agency will also be maximizing the 5% increase every year to make up for the budget shortfalls.

For new builds, it will be even worse - the permit fees are going to vastly increase, as will the new bonds that will be issued.

Our utilities will also be going up to the maximum price allowed by law.

So, if you want to sell, SELL NOW. If you want to buy, wait a year or two until the new housing prices collapse.

[DAVES]

Originally Posted by Wing-nut2

I received this from a real estate agent i know. Just passing it on.


October saw the highest number of Villages MLS listed homes closed in the HISTORY of MLS! What a month in The Villages for MLS agents.

If you are considering selling your house, you should do it NOW! Why? Because if someone buys your home and closes by 12/31/2026 they qualify for the newly passed property tax benefit. Here is how it breaks down-

If you qualify and close by 12/31 and file your exemption is $150,000
In 2028 is rises to $250,000
If you do not make the deadline you have to wait 5 years to fully qualify.
If you are thinking about selling and can make it happen quick, do it!

If you are thinking about buying get closed by 12/31 as well

Old expression, man plans and god laughs. Old news but still real news. We had our home in a different state. We bought in the Villages and then put our home on the market. PLAN six months to sell. OOPS Listed home and it sold in two days-CASH.
Other people you sell draw up a contract and the buyer lied about income or and can't get a mortgage. Nonsense at closing seems to be common

[DAVES]

Originally Posted by Bill14564

Yes, children with a permanent residence in Florida as of 12/31/26 are eligible to apply for a homestead exemption without the five year waiting period. They can apply as soon as they have a legal or equitable title in their name.

Anyone with a "legal or equitable title" and permanent residence in Florida can apply for a homestead exemption, the amendment doesn't change that. What the amendment changes is the amount the exemption is worth: those with permanent residence in Florida on 12/31/26 will receive the full exemption when their homestead application is approved. Those who establish Florida residence on or after 1/1/27 will receive the $50K exemption until they have been Florida residents for five years and then they should automatically receive the larger exemption ($250K or whatever it is at the time).

The 17 year old residing in Florida today can apply for a homestead exemption when he turns 18 and buys a home in 2027 and will see the $150K. The baby born yesterday will have to wait a few years, not because of amendment 3 but because he is a baby and cannot yet have a title in his own name. Children born on or after 1/1/27 also will have to wait a few years but by the time they can have a title in their name they will have been Florida residents for five years and therefore satisfied the requirement of amendment 3.

You favor the laws before amendment 3; I understand that the "amend" part of amendment 3 changed those laws.

Yes, it is too late to file for a homestead exemption that applies to the 2026 tax bill, that window has closed. Early next year he can file for a homestead exemption that would apply to his 2027 tax bill and as long as he established Florida residency by 12/31/26 he should see the $150K exemption on non-school taxes.


NOTE: It *MIGHT* be that the homestead exemption only applies to homes you lived in on January 1 of that year. IF THAT IS THE CASE, the Florida resident in 2026 who purchases a home in Feb 2027 might be able to submit the application for the homestead exemption but it would not become active until 2028, his first full year in the home. Need to look at the wording of the exemption for that detail.

Can't help it. Eighteen and able to buy a home-HUH. Anyone selling you can be 18 again? I have a deal for you. A bridge in Brooklyn. DEALS? Years ago someone was posted an offer you buy the house and they will live in it. We have to deal with what is. What should be is by definition NOT.

[JGibson]

Originally Posted by rustyp

From what I researched I agree with this post with a small clarification. You need to be a Florida resident and a property owner by Dec 31 2026. You can establish homesteading by March 1 2027.

I reached out to the Governor’s office.

The only requirement is Florida residency by Dec. 31, 2026.

You do not need to be an established property owner to qualify.

[Bill14564]

Originally Posted by DAVES

Can't help it. Eighteen and able to buy a home-HUH. Anyone selling you can be 18 again? I have a deal for you. A bridge in Brooklyn. DEALS? Years ago someone was posted an offer you buy the house and they will live in it. We have to deal with what is. What should be is by definition NOT.

I'm having hard time understanding the above paragraph.

Are you saying an 18-year old cannot buy a home in the Villages? Sure, but amendment 3 covers the entire state of Florida and while the Villages is growing, it ain't the whole state.

Are you saying there are no 18-year olds who can buy homes? I'm sure that is wrong. There may not be many but there are some and if they were Florida residents by 12/31/26 then by the wording of amendment 3 their homestead exemption will be $150K/$250K.

[GaryJPalys]

Originally Posted by Wing-nut2

I received this from a real estate agent i know. Just passing it on.


October saw the highest number of Villages MLS listed homes closed in the HISTORY of MLS! What a month in The Villages for MLS agents.

If you are considering selling your house, you should do it NOW! Why? Because if someone buys your home and closes by 12/31/2026 they qualify for the newly passed property tax benefit. Here is how it breaks down-

If you qualify and close by 12/31 and file your exemption is $150,000
In 2028 is rises to $250,000
If you do not make the deadline you have to wait 5 years to fully qualify.
If you are thinking about selling and can make it happen quick, do it!

If you are thinking about buying get closed by 12/31 as well

I can't say as I agree with that, but people will do what works best for them...