Are you looking to put your money into Florida real estate for 2026? Smart move! Florida’s real estate market is entering 2026 with renewed investor interest, and several cities are emerging as strong candidates for above-average returns. Jacksonville, Cape Coral, Orlando, and the Tampa Bay area stand out due to steady population growth, expanding job markets, and relative affordability compared to other major metros.

As inventory gradually improves and demand remains resilient, these markets offer a combination of income potential and long-term appreciation that investors are closely watching. But like any investment, you need to know where to look. Forget the hype; let’s get down to what’s actually working and why.

Why Florida Still Reigns Supreme for Real Estate Investors

Before we dive into specific cities, let’s talk about why Florida as a whole remains such a hotbed for real estate investment. It’s not just the beaches, though those certainly don’t hurt!

• Population Growth: People are flocking to Florida. Driven by a lower tax burden, good weather, and increasing job opportunities, the Sunshine State consistently ranks as one of the fastest-growing states in the U.S. More people mean more demand for housing, which is music to an investor’s ears.
• Diverse Economy: While tourism is a huge draw, Florida’s economy is no longer a one-trick pony. We’re seeing massive growth in sectors like healthcare, technology, aerospace, and logistics. This diversification creates stable job markets, which in turn leads to steady rental demand and property appreciation.
• Business-Friendly Environment: Florida actively courts businesses with incentives and a favorable regulatory climate. This attracts companies, which brings jobs, and where there are jobs, there are people looking for places to live.
• No State Income Tax: This is a big one for residents and businesses alike, making Florida a more attractive place to earn and keep your money.

Now, with that broad picture in mind, let’s get specific about the places offering the most promise for your investment dollars in 2026.

Best Florida Housing Markets Set to Deliver the High ROI in 2026

Based on my research and gut feeling for what makes a market tick, here are the cities I’m keeping a close eye on:

1. Jacksonville, Florida: The Affordable Giant

Jacksonville is turning heads for all the right reasons, especially for investors looking for affordability combined with steady, sustainable growth. It’s a large city with a diverse economy, not solely reliant on one industry. You’ve got significant presence in tech, healthcare, and logistics here.

• What I Like: The median home price is significantly lower than many other major Florida metros. As of October 2025 data, we’re looking at around $296,000. While prices have seen a slight dip year-over-year, this often presents an excellent buying opportunity. Homes are taking a bit longer to sell (around 74 days), which indicates a more balanced market where buyers have a little more room to negotiate, which is fantastic if you’re looking to buy.
• Why It’s Great for Investors: Affordability means lower barrier to entry for investors. The steady job growth in sectors like healthcare and tech attracts a consistent stream of renters, supporting strong rental demand.Areas like Riverside and Jacksonville Beach are not just popular with residents but are also drawing serious attention for rental and resale potential. It’s a city with a solid foundation for long-term appreciation.

2. Cape Coral, Florida: Coastal Charm and Cash Flow Potential

The Cape Coral/Fort Myers area is a perennial favorite, and for 2026, it continues to shine, especially for those eyeing both cash flow from rentals and the appeal of short-term vacation rentals. It’s a place where people dream of living the coastal life.

• What I Like: Cape Coral is often a buyer’s market, meaning there’s a good amount of inventory to choose from, giving you leverage when making offers. The median sale price is around $345,000, which, considering its waterfront appeal, is quite competitive. With homes moving to pending status in about 65 days, the market is active, but the increasing inventory suggests it’s not overheated.
• Why It’s Great for Investors: The demand for waterfront properties is consistently high. This is perfect for vacation rental investors who can tap into the growing tourism and snowbird markets. The new home development is also a sign of a healthy, growing area. My take? This is a prime spot for properties that offer a direct lifestyle benefit to renters, which often translates to higher rental income.

3. Orlando, Florida: Beyond the Theme Parks

When you think Orlando, you probably think Disney World. But let me tell you, this city has matured significantly. It’s rapidly transforming into a major hub for tech and healthcare, driving significant job growth that’s attracting a different kind of resident – the long-term professional.

• What I Like: Orlando’s single-family home median price was around $425,000 in July 2025. While this is higher than some other markets, the modest growth expected combined with burgeoning job sectors makes it a strong bet. The key here is looking at specific submarkets.
• Why It’s Great for Investors: Areas like Lake Nona (a purpose-built health and life sciences hub) and Winter Garden are where the action is. These areas are experiencing new developments and have incredibly strong rental demand from young professionals and families moving in for those high-paying tech and healthcare jobs. It’s not just about tourist rentals anymore; this is about attracting stable, long-term tenants.

4. Tampa Bay Area: A Balanced Powerhouse

The Tampa Bay region, encompassing Tampa, St. Petersburg, and Clearwater, offers what I consider a highly balanced and promising market. It has everything: a booming job market, a continuous influx of new residents, and that irresistible combination of urban excitement and beautiful beaches.

• What I Like: In February 2025, the median home price was around $450,000, and it had seen a solid 5.4% increase year-over-year. What’s really impressive is how fast homes are selling here – an average of just 33 days in February 2025. This tells me demand is incredibly high. However, I also need to acknowledge the data point suggesting a risk of price falls due to market competitiveness. This means as an investor, you need to be savvy and look for value, perhaps in specific suburbs.
• Why It’s Great for Investors: Tampa itself boasts strong job growth. St. Petersburg is becoming a real hotspot for tech and arts, attracting a younger demographic. For investors looking for more affordable, family-friendly options, surrounding suburbs like Wesley Chapel are fantastic. It’s a diverse market where you can find opportunities at different price points and risk levels. Just be mindful of overpaying; thorough due diligence is crucial here.

5. Port Charlotte, Florida: The Emerging Gem

Part of the larger North Port-Sarasota-Bradenton metro area, Port Charlotte is often cited as a top buyer’s market. It’s a place that’s actively developing its infrastructure, making it increasingly attractive to both retirees and families.

• What I Like: The data shows a median sale price around $264,000 as of September 2025, with a notable 12.1% decrease in home values over the past year. This suggests the market has cooled, positioning it as an excellent buyer’s market with potential for negotiation. Homes are selling in about 63 days, indicating a steady pace rather than a frantic rush.
• Why It’s Great for Investors: Its relative affordability and proximity to stunning beaches mean it has strong appeal for a broad demographic. The ongoing infrastructure development is a positive sign for future growth. I see this as a market with stable rental demand and good potential for resale value increases as the area continues to mature. The average rent was around $1,827 with only a slight decrease year-over-year, showing rent stability.

6. Ocala, Florida: Inland Value and Growth

If you’re looking inland and want something a bit more off the beaten path but still showing strong signs of life, Ocala is worth a look. It’s known for its affordability and rapid population growth.

• What I Like: The median sale price was a very accessible $266,000 in October 2025, showing a 4.0% increase year-over-year. While homes are taking longer to sell (around 73 days), this is more about a balanced market than a struggling one.
• Why It’s Great for Investors: Ocala offers lower entry costs for investors, which is always appealing. The economy here is growing, particularly in logistics and healthcare, attracting a diverse demographic including families and retirees. This means a broader base for rental demand and appreciation potential.

7. Miami, Florida

While definitely a market for experienced investors, Miami continues to attract global capital. Its luxury property demand remains resilient, and areas like Brickell and Wynwood boast strong rental markets. Be aware that entry prices are high, and insurance costs can be significant, but the potential for robust, long-term appreciation is undeniable for those who can afford it.

My Perspective on Florida’s Real Estate Market in 2026

As I look at these markets, a few key themes emerge for successful investing in 2026:

• Focus on Fundamentals: Job growth, population trends, and economic diversification are your best friends. Don’t chase fads. Look for cities with strong underlying economic drivers.
• Understand the Local Nuances: Even within these top cities, neighborhoods can vary wildly. I always recommend doing your homework on specific submarkets. What’s happening with schools, infrastructure, and local development plans?
• Be a Savvy Negotiator (Where Possible): While some markets are hotter than others, understanding market temperature and inventory levels will empower you to make smart offers. In places like Cape Coral and Port Charlotte, you might find more room to negotiate.
• Factor in All Costs: Especially with Florida’s insurance market, always build in a buffer for high insurance premiums and potential future increases. Also, consider property taxes, maintenance, and vacancy rates.
• Think Long-Term: Real estate is generally a long-term play. While some markets can offer quicker returns, focusing on steady appreciation and reliable rental income will serve you best.

Florida’s real estate market for 2026 continues to be a land of opportunity. By focusing on these key cities and understanding the drivers behind their growth, you’ll be well on your way to making a smart investment.

Netflix sensation and Dallas Cowboys Cheerleaders darling Reece Weaver has already turned the page on her time with the team—and planted new roots in the state of Alabama, where she and her husband, Will Allman, have just snapped up a $750,000 home.

Weaver, 24, who is originally from Florida but met her husband while she was a student at the University of Alabama, shot to superstardom while being featured in Netflix’s “America’s Sweethearts.” The hit series documents the grueling tryout process that every member of the Dallas Cowboys Cheerleaders—or D.C.C.—squad has to go through each season.

She quickly became one of the breakout stars of the first season of the series, fame that quickly translated to social media, where she became a verified influencer, turning her growing following into a series of lucrative brand deals that ultimately allowed her husband to step down from his job at a power washing company in Dallas.

Initially, it seems that Weaver was destined to remain one of the leading lights of the squad for at least five years—the time period that most D.C.C. members stick to before retiring. So when she announced at the end of the third season that she was quitting the squad to focus on other goals in her life, fans were devastated.

Though she did not reveal on the show what those goals were, the cheerleading star revealed this month on her Instagram account that at least one of them had taken her back to Alabama, announcing that she and Allman are the proud new owners of a property in Tuscaloosa.

“Home SWEET home,” she wrote on her account, while sharing images of the happy couple posing outside of their new abode alongside their beloved pet dog.

The post was quickly flooded with congratulatory messages from other members of the team, including Charly Barby, who praised the elegant dwelling as “perfect,” while Kelly Villares commented: “Can’t wait to visit. So happy for you two.”

Though Weaver did not share any further details about the home, property records show that she and her spouse closed on the dwelling on May 11, just a few weeks before the news of her exit from D.C.C. was revealed to stunned fans.

Located on a half-acre of land in a picturesque suburb of Tuscaloosa, the property features ample room for several of Weaver’s former teammates to stop by, should they wish. It offers four bedrooms, 3.5 bathrooms, and more than 3,600 square feet of living space.

Built in 2013, the property was “thoughtfully” designed, the listing states. It features several spacious living areas, as well as outdoor entertaining spaces, along with an external fireplace.

The dwelling is also located just a short distance from the couple’s alma mater, the University of Alabama, where Weaver was a prominent member of the dance team.

Weaver and Allman, who worked with real estate agent Jessica Gilmore of Arc Realty on their home purchase, can also be assured that they’ll enjoy plenty of privacy at the dwelling, which is set behind a gated driveway, allowing them the chance to relax away from prying eyes.

However, the former dancer has already given her fans and followers a brief glimpse inside the dwelling on her Instagram account, filming herself preparing for a trip to New York City, where she took part in promotional events for the latest season of the Netflix show.

Weaver and her spouse also shared some emotional insight into their life since her time on the cheerleading squad came to an end several months ago. While the latest season of the show has only just been released, the events that it documents took place during the 2025 NFL season.

Sitting down with the Wall Street Journal at their new abode, Weaver voiced her frustration that so many fans of the show have directed vitriol at her husband—with many blaming him for her departure from the team, suggesting that he has demanded she fulfill the role of housewife.

During the third season of the Netflix show, Weaver was seen struggling to figure out where her future lay—with the team, or without it—and she repeatedly turned to her husband for advice, breaking down in tears on multiple occasions, including when she prayed with him in their car, before delivering her news to the team’s director, Kelli Finglass.

But Weaver insisted that her husband was nothing but supportive of her decision, telling the outlet that he was ready to stand by her side whether she chose to continue with the D.C.C. or not.

“It makes me frustrated, because that could not be more far from the truth,” the former Netflix star said. “He was so supportive, no matter what decision I made.”

Allman, for his part, was quick to shrug off the backlash, noting that it is only natural for his wife’s fans to seek out someone or something to blame for her exit.

While the former cheerleader has yet to reveal where her future career path might take her, she hasn’t been able to cut ties with the Dallas-based team just yet. She joined her former co-stars for a promotional tour across the U.S., making appearances on the “Today” show and “The Tonight Show” with host Jimmy Fallon.

During a recent appearance on the “Human School” podcast, Weaver also shed some light on her next steps, admitting that she is still “trying to figure out what is next,” but has already got some “fun projects” in the bank.

“We don’t know what the next steps are, but we know that the Lord was calling us back to Tuscaloosa and we had so much peace with that,” she shared. “We have some other fun projects that I’ve been working on.

“As I’ve been on the Cowboys, I have a book coming out that’s really exciting. There are things in the works and things to come. But right now, I feel like I’m in a part of my life where I’m trying to feel encouraged, inspired, and to see really what is next.”

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Homeowners at a townhome complex in Homestead, FL, are taking the developer of the complex to court for allegedly failing to transfer HOA control over to the homeowners.

In fact, homeowners in the Villa Portofino East complex—which consists of 117 townhomes—claim that the developer has been in control of the HOA for 20 years after the units were sold, collecting dues from residents but holding an iron grip on the HOA’s governance.

Control and decision-making authority over Florida residential communities governed by associations are supposed to transfer from the developer to the homeowners once the statutory turnover requirements have been met.

But affiliates of developer Prime Homes at Villa Portofino East—tied to developer Larry Abbo‘s Prime Group and PMG Asset Services—have appointed their representatives and employees to the HOA board for the past two decades, according to the lawsuit filed in Miami-Dade Circuit Court last month by residents Edney Del Risco, Eliseo Moreno, and Madeline Garcia. 

The developer-controlled board and its attorneys have reportedly told homeowners that the requirements for transferring control of the association have not yet been met.

However, Risco, Moreno, and Garcia—who have co-owned a townhome at Villa Portofino East since 2022—strongly disagree.

“They are not the only owners in the community with these concerns; they are the ones who chose to file,” their attorney, Eduardo Gomez, tells Realtor.com®

Transfer troubles

Under Florida’s Homeowners’ Association Act, homeowners become entitled to elect a majority of the association’s board within three months after 90% of the parcels in all phases of the community ultimately operated by the association have been conveyed to members or other owners who are not affiliated with the developer.

Risco, Moreno, and Garcia allege that the developer-controlled HOA improperly included transferred land in its calculation of residential parcels to delay the turnover of control to homeowners.

On June 26, 2024, the Villa Portofino East Community Development District transferred two parcels to Prime Hotel Group at Homestead, LLC, according to the lawsuit.

Although those parcels are now slated for commercial use as the site of a new hotel, the HOA allegedly continues to count them as residential parcels when calculating whether the statutory threshold for homeowner control has been met or not.

“The developer now appears to treat the same parcels two different ways, depending on which calculation favors it: residential when that helps prolong developer control of the HOA, commercial when that helps justify the hotel expansion,” says Gomez.

That alleged dual treatment is part of what the lawsuit seeks to challenge.

“Our position is that the developer has manipulated the parcel count through a series of post-closing land transfers to keep itself artificially below the threshold for nearly two decades,” says Gomez. “The math, as we read it, does not support continued developer control.”

Lawsuit also raised maintenance issues

The lawsuit also alleges that the developer-controlled HOA has failed to adequately maintain the complex.

“The complaint identifies inoperable access gates; an unsafe pool, fountain, and pergola; broken paver walkways; fence damage; and degraded stormwater infrastructure, among other items,” says Gomez. “The Association is obligated to maintain these features under the governing documents—the residents are the ones funding it through their assessments.”

The HOA monthly assessment was $285.05 going into 2026, according to Gomez, but was reduced to $252.51 in April.

HOA turnover problems persist

Florida attorney Chad D. Cummings of Cummings & Cummings Law, who is not involved in the case but has examined the situation, tells Realtor.com: “The developer turnover process fails more often than most people realize. This was a major problem during the 2008–09 downturn when many developers went bankrupt, creating ‘zombie HOAs,’ and the issue is starting to rear its head again.”

Cummings says turnover should be measured in months or years, not decades.

“The longer a developer holds control, the more financial risk accumulates for homeowners,” he says. “There is an inherent conflict of interest between developers who want to minimize expenses to maximize their ROI and homeowners who desire that funds are expended to maintain the community and protect future resale value and ensure amenities and infrastructure are maintained.”

When the developer turnover process breaks down, Cummings says the obvious risk is the effect on property values.

“Whenever we are dealing with a zombie HOA, property values will take a hit,” he warns. “Knowledgeable buyers will run in the other direction.”

Realtor.com reached out to PMG’s attorney, Geoffrey C. Bennett, but did not hear back.

South Florida is a boomtown, and this time it isn’t gold, cheap land, or even a pandemic luring homebuyers—it’s the plethora of corporations moving in.

The national office vacancy rate hovers around 17.6%, which means there’s abundant office space sitting empty.

But the West Palm Beach-Boca Raton market is at a low 11.3%, with Miami coming in a close second at 12.8%, according to Miami Realtors.

The biggest office deal in West Palm Beach-Boca Raton is cloud-computing company ServiceNow’s leasing of a massive 200,000 square feet of space at 10 CityPlace. And at One Flagler, Wells Fargo took over 50,000 square feet.

In Miami, not all neighborhoods are created equal. The Brickell neighborhood—home to such corporations as Citadel, Microsoft, and Banco Santander (all at 830 Brickell)—boasts a mere 3.7% vacancy rate.

Thanks to mild weather, a strong pro-business environment, and major tax incentives such as a corporate tax rate of only 5.5% (by comparison, New Jersey‘s is 11.5%), and the elimination of sales tax on commercial rent, South Florida has lured dozens of high-profile companies to its shores.

Big office deals have included Amazon’s 50,000-square-foot lease and Peter Thiel‘s AI company Palantir’s headquarters, both in the Wynwood neighborhood, formerly known for being mostly a neighborhood of artists and galleries. Other companies that have clustered into the market include Apple, Uber, and Verizon.

And all these employees need a place to live.

Which neighborhoods are the hottest with corporate employees

“Miami’s office market and housing market are moving hand in hand right now,” Miltiadis Kastanis of Compass tells Realtor.com®, reporting the hottest neighborhoods as Brickell, Coconut Grove, Miami Beach, Downtown, Key Biscayne, Coral Gables, and Wynwood.

“Younger professionals tend to rent high-end apartments and condominiums close to work, while senior executives are often buying homes in areas that offer more privacy, larger lots, waterfront access, and top schools,” she says.

Chris Wands, founder of The Wands Team at Douglas Elliman, has been helping relocate major players from Boeing, Bank of America, and Amazon.

“They rent first while they get settled,” he tells Realtor.com.

But soon, the lure of Miami real estate wins them over and they invest in their own slice of Sunshine State paradise.

“A $5 million budget in Miami can still go very far compared with other big cities out of state, so buyers coming from those markets are recalibrating pretty quickly once they arrive,” says Wands.

Whether they go for a trendy high-rise or a gated, single-family home near the beach usually depends on their age and family situation, he adds.

“Younger employees usually want the sleek and amenity-driven condos near work, restaurants, and nightlife, so Brickell, Downtown, Edgewater tend to make sense,” says Wands. “They want convenience, parking, fitness, security, and the ability to plug into the city quickly.”

A new boutique residential development in the artsy area of Wynwood—across the street from Amazon’s offices—is meeting the demand of these younger corporate employees.

The Rider, an 80-unit building with cutting-edge amenities and a young, rock ‘n’ roll edge—the facade will sport giant photographs of music icons such as Bruce Springsteen, Mick Jagger,Bob Dylan, and Madonna—is already half sold out.

For families, Wands says they tend to prefer areas with proven schools, homes with more space and yard, and neighborhoods with a “residential feel.” So, he steers them to Coconut Grove, Coral Gables, Pinecrest, or Miami Beach.

Coconut Grove is more than family friendly—it has also attracted its fair share of billionaires, including Ken Griffin and Google co-founder Larry Page.

Wands says the bulk of buyers are looking at the $3 million to $7 million range, but founders and senior executives are able to stretch their budgets further.

Luckily for buyers, even the Miami-West Palm Beach metro residential market is softening, changed by -2.2% for a median list price of $499,000, according to the Realtor.com® May 2026 Monthly Housing Report. And its share of price-reduced listings is 15.3%—a bit less than last year but still pretty healthy.

And even at this level, buyers are excited to get what they consider a deal.

“South Florida still feels like value to many people relocating from New York, California, or Chicago,” says Wands.

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The staggering cost of tickets for the 2026 FIFA World Cup has caused widespread upset among soccer fans—but now, some relief is in sight after short-term rental company Airbnb vowed to give away more than 1,300 free tickets to customers who lease one of its properties during the tournament.

Airbnb announced on June 9 that “select” properties across “all 16 host cities,” including New York City, Miami, and Los Angeles, will now come with a free ticket to a local match for every person included in the booking.

Listings that are part of this sporting giveaway will be clearly marked with a soccer ball on the Airbnb website, the company revealed.

“Airbnb hosts don’t just offer you a place to stay—they provide a more authentic way to experience a destination,” Dave Stephenson, chief business officer of Airbnb, said of the initiative.

“And this World Cup, they’re doing something extraordinary: helping fans follow their teams wherever the tournament takes them, with select homes including free tickets in every host city.”

Throughout June and July, guests can head to Airbnb.com or use the Airbnb app to search for available stays on the select dates that the match is occurring in each host city. According to a statement issued by the company, those available rentals currently average $385 per night.

The tickets that will be on offer include games throughout every stage of the tournament, from the group stages—which take place across all 16 host cities—to the final, which will be hosted at the MetLife Stadium in New Jersey. Bookings made for properties in New York will also be eligible.

Anyone hoping to secure tickets for the group stages or the knockout round of 32 can begin booking Airbnb listings now, while tickets for later stages of the tournament will be made available at later dates. For the World Cup round of 16, bookings with free tickets will be made available from June 18, while the quarter finals bookings will start on July 1.

For the semifinals, guests can begin their rental search on July 9, while bundles for the final will open to the public from July 16.

Once a reservation is finalized, the home’s host will share details on how to redeem the tickets for each guest.

The first 2026 World Cup match takes place at Estadio Azteca in Mexico City on June 11, while the final will be held on July 19.

Airbnb’s promotion will no doubt come as welcome relief to some World Cup fans—particularly after it was revealed that many people hoping to attend a game would be forced to pay the equivalent of a monthly mortgage payment or more for the thrill of experiencing the action in person.

In at least five of the 11 host cities in the U.S., the least expensive tickets for matches are more expensive than the typical monthly mortgage for that market, according to an analysis from real estate research company PropertyShark.

The most expensive tickets currently being sold are—unsurprisingly—for the final, where the cheapest seats are currently going for $7,256.

In New York, the average monthly mortgage payment is $4,096 and the average monthly rent is $4,872. This means that, on average, it’ll cost New York homeowners 1.77 months of mortgage payments and New York renters 1.49 months of rent to attend the game, even in the cheapest seats. And that’s just for one ticket.

Meanwhile, the least expensive tickets for the Dallas semifinal match on July 14 are $2,391, while the city’s average mortgage payment is $2,351 and the average rent is $1,578.

Atlanta is hosting another semifinal match on July 15, where the cheapest tickets are going for $2,208. The average mortgage payment in Atlanta is $2,149, and the average rent payment is $1,814.

In Kansas City, which is hosting one of the semifinal matches on July 11, the cheapest seats are going for $1,567, while the average monthly mortgage is $1,477 and the average rent is $1,342.

And in Miami, where Colombia is set to take on Portugal in a much-anticipated match on June 27, the least expensive seats are going for $2,700. That’s about equivalent to the city’s average monthly mortgage payment of $2,731 and its average rent of $2,696.

Florida voters will decide this November whether to approve one of the largest property tax cuts in state history, after lawmakers passed Gov. Ron DeSantis’ proposal to dramatically expand the state’s homestead exemption.

The plan, titled “Save Our Homes From Excessive Property Taxes,” was revealed last week and debated this week during a special session. After several major provisions were changed, the measure passed the House of Representatives 75-26 and the Senate 30-9.

Now it heads to the ballot, where it will need support from 60% of voters to become part of the state constitution. In an April survey, 77% of Florida voters said they would support a constitutional amendment to increase the homestead exemption, with 53% saying they would definitely support it and 24% saying they would probably support it.

At first glance, the appeal is obvious. Property tax bills have become a major source of frustration in Florida, where rising home values, insurance costs, and local government budgets have collided with homeowners’ growing affordability concerns.

One couple told Realtor.com® last year that their annual property tax bill had skyrocketed from $15,000 to a “life-altering” $91,000 after a major remodel triggered a reassessment at market value.

But the plan wouldn’t come without serious trade-offs—among them: a potential $8 billion shortfall for local budgets in fiscal year 2027/2028 alone.

What the plan would do

The constitutional amendment would create a much larger homestead exemption for primary residences, allowing more homeowners to shield a bigger share of their home’s value from taxation.

Starting Jan. 1, 2027, homeowners would be able to exempt the first $150,000 of assessed value, and that exemption would rise to $250,000 in 2028 and increase with inflation each year after that.

Just how much that would lower a homeowner’s bill, though, would depend on a homeowner’s assessed value, local tax rates, and which taxes are covered. A lower-value homesteaded property, for example, could see a much larger share of its taxable value erased than a higher-value home.

But it’s not as simple as who has the more expensive home, because in Florida, assessed values are not always the same as market values. Under the state’s existing Save Our Homes rules, longtime homesteaded owners can have assessed values that are significantly lower than what their homes would sell for today.

That gap has already created sharp disparities on Florida tax rolls. In Miami, for example, new buyers of median-priced homes pay more than three times as much as average-tenure homeowners with similar homes.

Speaking last week to announce the special session, DeSantis said, “A $250,000 limit—that eliminates property tax for 60% of Florida homeowners.”

However, PolitiFact, in partnership with WLRN, reported a more measured estimate, citing the Florida Legislature’s Office of Economic and Demographic Research. According to that analysis, about 28% of Florida’s homestead properties have a just value, or market value, of $250,000 or below.

But again, the comparison is not perfectly one-to-one because the proposal applies to assessed value, not necessarily market value. It does, however, underscore central questions around the plan: How broad will the benefit actually be, and how much relief will the average homeowner see?

The unanswered question: Who is picking up the tab?

The biggest unresolved question, though, is how cities and counties would make up the lost revenue—a question that has dogged the national movement to abolish property taxes.

A Florida House staff analysis estimates the proposal could reduce local government revenues by more than $8 billion in the first year and more than $14 billion the following year. Those totals include billions in both school and nonschool property tax revenue, underscoring how widely the effects could be felt.

It’s also a question that became even more pressing after lawmakers stripped out a proposed state trust fund that would have helped lower-population and rural counties backfill money for essential services, added protections for school and constitutional office (like sheriffs, clerks, etc.) funding, and lowered the current 10% assessment cap for nonhomestead properties (like second and vacation homes) to 5%.

The concern is especially sharp in rural areas. Democratic state Rep. Allison Tant of Tallahassee illustrated the problem by pointing to Jefferson and Madison counties in her district, where public school districts are among the largest employers and local tax bases are smaller.

“What is the answer to funding public safety there?” Tant asked Republican state Rep. Toby Overdorf during debate.

“The governor’s resolution is silent on how to fund … and on ways to fund government,” Overdorf answered.

Florida TaxWatch, a nonprofit research organization, raised a similar concern in a June 1 statement. The group praised the governor for starting a conversation about property tax relief, but warned that the state needs limitations.

“If guardrails aren’t put in place to curb local government spending, any reduction in homestead property tax revenue will simply be passed on to nonhomestead property owners or replaced with other taxes, fees, and assessments,” the group said.