Florida Property Taxes, the 2026 Housing Market, and When to Make Your Move
If you’ve been thinking about buying a home in Florida, moving to Northeast Florida, or selling your current home, there is a lot to pay attention to right now.
From proposed changes to Florida’s homestead exemption to a more buyer-friendly real estate market, the fall of 2026 could present some interesting opportunities for homeowners and buyers.
In our latest episode of Beyond the Sign with Nate Riggs, Trevor Harrington and I break down what we’re seeing in the market and why planning ahead could matter more than trying to time the market perfectly.
Florida’s Proposed Homestead Exemption Changes
One of the biggest topics we discussed is the upcoming November 3 ballot measure involving Florida’s homestead exemption.
According to the information discussed in the episode, the proposal would increase the homestead exemption from $50,000 to $150,000 beginning January 1, 2027, with the exemption increasing to $250,000 the following year for those who qualify.
The important part for people considering a move to Florida is the residency requirement.
The discussion indicates that you would need to establish Florida residency before the end of 2026 to qualify for the new exemption schedule if the measure passes. Someone who establishes residency after that deadline could face a five-year wait before becoming eligible for the additional exemption.
And you do not necessarily have to own a home to establish residency. The episode discusses steps such as obtaining a Florida driver's license, registering a vehicle, registering to vote, and updating your mailing address as part of establishing Florida residency.
Because this is a ballot measure, make sure you review the actual language of the proposal and understand exactly what you're voting on.
Buyers Have More Leverage Right Now
The other major story is the real estate market itself.
We're seeing a very different environment than the frenzy many buyers experienced in 2020 and 2021.
There is more inventory, homes are taking longer to sell, and sellers are increasingly offering concessions, price reductions, and other incentives to get deals across the finish line.
That can create opportunities for buyers who are prepared.
Instead of simply focusing on the interest rate, buyers should look at the entire cost of the transaction. A seller credit could potentially help with closing costs or a temporary rate buydown, while negotiating on the purchase price can reduce the overall cost of the home.
The combination of price, seller concessions, and potential tax benefits can make the numbers look very different than they did a few years ago.
Price, Condition, and Location Still Matter
For sellers, however, this market requires a realistic strategy.
One example from the episode involved a home that went under contract in just 11 days. The key wasn't some secret marketing trick. The home was properly positioned around price, condition, and location.
On the other hand, another property received significant buyer interest but struggled because of its location near a major road. The home itself showed well, but buyers consistently identified the location as the reason they wouldn't purchase it.
When you can't change the location, the two remaining levers are price and condition.
And this is where today's market can be frustrating for sellers. A $15,000 price reduction might feel significant to the homeowner, but when a buyer is looking at the purchase through the lens of a monthly payment, that reduction may not change the payment enough to overcome a location issue.
That's why pricing a home correctly from the beginning matters.
Don't Wait Until You're Ready to Move
One of the biggest takeaways from our conversation wasn't necessarily about buying or selling right now.
It was about planning ahead.
If you're considering moving within the next year or two, you don't have to wait until you're ready to put a sign in the yard or make an offer.
Start the conversation early.
If you're selling, you need to understand your home's current value, your potential equity, what preparation may be needed, and what your next purchase could look like.
If you're buying, you need to understand your financing options, your budget, the local market, and how much cash you'll need to make the move.
And if you're currently renting, don't wait until your lease expires next week to decide whether buying makes sense. Starting the conversation three or four months before your lease ends gives you time to get pre-approved, explore the market, compare your options, and make a decision without unnecessary pressure.
There May Never Be a "Perfect" Time
The real estate market will always give you a reason to wait.
Rates could go down. Prices could go down. Prices could go up. Inventory could change. The economy could change.
Nobody knows exactly what the market will look like six months or a year from now.
The better question is whether buying or selling makes sense for your specific situation.
How long do you plan to live in the home? What does your income look like? What are your financing options? How much equity do you have? What are the homes you're interested in actually selling for?
Those are the questions that can help you make an informed decision.
And sometimes, after looking at the numbers, the right answer is to wait. That's okay too.
The goal isn't to predict the market perfectly. It's to understand your options well enough to make a confident decision when the time is right for you.
Thinking About Moving to Northeast Florida?
If you're considering buying, selling, or relocating to Jacksonville, the Beaches, St. Johns County, or another part of Northeast Florida, don't wait until you're ready to make an offer or list your home.
Start the conversation early.
We'll help you understand what's happening in the local market, what your options look like, and what you should be doing now to prepare for your next move.
Listen to the full episode of Beyond the Sign with Nate Riggs for the complete conversation with Trevor Harrington.
