Florida’s New Property Tax Proposal: What It Could Mean for Homeowners (and Buyers) in The Villages
Below is a full, detailed, and structured adaptation of the video transcript into text format. This version captures all information from the original, making it ideal for anyone who wants to fully understand the content, without watching the video.
Good morning from almost tax-free Florida… maybe.
Florida lawmakers passed a property tax proposal, and it’s headed to the ballot in November for Florida residents to vote on. Before you call your accountant and change your life: it is not law yet.
This is still a proposal, and it has to pass with 60% approval for it to go into effect.
I’m Robyn Cavallaro, a REALTOR® here in The Villages, Florida. I share a lot of information about buying and selling homes here, and I also break down the real costs people don’t always see coming—like taxes, bonds, and community assessments.
First things first: this is a proposal, not a done deal
Nothing changes unless Florida voters approve this in November, and it must hit that 60% threshold. So if you’re hearing “property taxes are going away,” slow down. We’re not there yet.
Also, this topic gets sensitive fast. There are pros and cons, and people are going to debate it. My goal here is to explain what’s being proposed, what it could mean for your wallet, and what doesn’t change in The Villages.
What’s being proposed for homesteaded properties
Right now, the homestead exemption is $50,000.
The proposal would increase it in steps:
2027: increase the homestead exemption to $150,000
2028: increase the homestead exemption to $250,000
For many homeowners, that could dramatically reduce the taxable value of their home—and for some people, the property-tax portion of their bill could be close to zero depending on their assessed value and local millage rates.
What won’t change: school taxes and other key funding lines
One thing I want to make clear: they’re not changing the funding for schools.
There’s also a portion of the school tax exemption that’s referenced as staying the same. I know some retirees don’t love paying school taxes, but here’s the reality: funding has to come from somewhere. This proposal is positioned as a compromise that still keeps money in the system.
Ad valorem vs non-ad valorem: where the new exemption applies
In Florida, ad valorem taxes are value-based. That’s the section where the homestead exemption applies.
Non-ad valorem assessments are not value-based, and those do not go away.
In The Villages, that matters a lot, because this is where people misunderstand what “tax relief” actually means.
What will NOT change in The Villages
Even if this proposal passes, you are still responsible for:
The bond
The CDD
Fire district assessments (example referenced: Sumter County has a fire district assessment per household)
Those are not wiped out by a higher homestead exemption.
Also, the amenity fee still exists. It’s not on your tax bill, but you’re still responsible for it as part of living here.
What this could mean for second homes and rental properties
If you own a second home or rental property here, you do not get the homestead exemption—so you’re taxed on more of the assessed value.
That said, the proposal includes relief for non-homesteaded properties too.
Right now, the proposal is described as lowering the cap on how much non-homestead property taxes can increase each year:
Current cap referenced: 10%
Proposed cap: 5%
Homesteaded properties are referenced as having a cap of 3% on increases.
So if you own a second home or rental, you may still see some protection—just in a different way than the homestead exemption.
Timing and eligibility: who qualifies and when
If passed, these changes are described as going into effect in January of 2027.
To qualify for Florida homestead status, the transcript references needing:
The home in your name (tax bill in your name)
Florida driver’s license
Florida voter registration
There’s also an important date mentioned:
You must purchase the home by January 1, 2027
If you buy after that date, you may have to wait five years to qualify for the stepped-up homestead exemption (but you would still receive the base $50,000 exemption)
If you’re planning to buy in Florida and you care about the homestead timeline, this is something to pay close attention to.
Where to estimate your taxes
There’s a website mentioned where you can enter your address and get an estimate of your new taxes. It also includes the proposal details and a myth-versus-fact section.
The site referenced is: saveourhomesfl.com
One note: because this proposal was just passed, the site may need updates. If the numbers don’t match what you’re hearing, check back again.
My disclaimer
I’m a REALTOR®. I’m not a CPA, not a lawyer, and not part of the Florida legislature. This is my interpretation based on what’s being discussed publicly and what’s described in the transcript.
If you want to talk through what this could mean for your specific situation—especially if you’re considering buying in The Villages—reach out. I’m happy to help you run real numbers and understand the full cost picture (taxes, bond, CDD, and more).
And if you haven’t watched my Money Map series yet, it’s a great place to start if you’re trying to understand what it actually costs to live here—upfront and over time.
Thinking About Buying or Selling Your Home?
I’m here to help. Feel free to text or email me anytime. I’m Robin Cavallaro, a licensed Realtor—and I am here to help you buy or sell a home in The Villages, Florida.
Thank you for joining this episode—until next time!
If you are looking for a home to rent here in The Villages, Florida Clara’s Cottage located in The Village of McClure is now accepting guest reservations.
