Let's clear the air on this one first, because the headlines have been a little breathless. Florida is not eliminating all property taxes. What Florida's House of Representatives did pass — on February 19, 2026, by a vote of 80–30 — is a proposal called HJR 203, which would begin a 10-year phase-out of the non-school portion of property taxes on homesteaded primary residences. That is genuinely historic. But the details matter enormously.

The Florida House passed HJR 203 in February 2026 — described by House Speaker Daniel Perez as "the most aggressive legislation ever passed by a legislative chamber on property taxes in the history of the United States."

📜 What HJR 203 Actually Says

HJR 203 proposes amending the Florida Constitution to increase the homestead exemption from all non-school ad valorem taxes by $100,000 per year for 10 years, beginning in 2027. By 2037, homesteaded properties would be fully exempt from all non-school property taxes. The proposal also prohibits counties and municipalities from reducing law enforcement budgets below their FY 2025–26 or 2026–27 levels — whichever is higher — to protect public safety funding.

🏛️ The Political Reality Right Now

Here's where it gets nuanced. The Florida House passed their version. The Florida Senate has not. Senate President Ben Albritton called HJR 203 "fascinating" but has indicated the Senate will craft its own version — which Senate Appropriations Chair Ed Hooper has suggested "won't be as generous." The regular legislative session ended March 13, 2026, and Governor DeSantis himself acknowledged the proposal likely would not pass in the regular session, saying a special session or later legislative vehicle was the more realistic path.

Bottom line: this is real, it is moving, and it is the most significant property tax conversation in Florida history. But nothing has passed yet. No one's tax bill is changing tomorrow. The path forward runs through the Senate, a potential special session, and ultimately — the November 2026 ballot, where it would need at least 60% voter approval to take effect.

📅 The Realistic Timeline

• February 19, 2026 HJR 203 passes the Florida House 80–30. Sent to the Florida Senate.
• March 13, 2026 Regular legislative session ends. Senate has not advanced a companion proposal. No hearing scheduled.
• Spring / Summer 2026 Likely special session or extended session where Senate introduces its own version. House and Senate must both pass with a 60% supermajority for it to go to voters.
• November 2026 If Legislature approves, Florida voters decide. Constitutional amendments require 60% approval to pass.
• January 2027 — 2037 If voters approve: phased $100,000/year exemption increases begin. Full exemption reached by 2037.

Before we can talk about potential savings, let's establish the current baseline — because real numbers matter, and they vary significantly across our three counties.

Understanding your current tax bill is the first step to understanding what reform could mean for your household budget.

🗺️ County-by-County Breakdown: What Homeowners Pay Today

*Estimated savings represent the non-school portion of property taxes only, phased over 10 years. School district levies would continue. These are estimates only — actual savings depend on your property's assessed value, applicable exemptions, and final legislation. Consult a licensed CPA or your county Property Appraiser for accurate figures.

🏡 What St. Johns County Homeowners Should Know Specifically

St. Johns County already made moves in this direction. In FY2026, the St. Johns County Board of County Commissioners unanimously approved a $1.8 billion budget that included the county's first property tax rate reduction since FY2021, setting the rate at 4.465 mills — down from 4.6537 mills the prior year. The overall combined rate landed at 6.7573 mills for FY2026, lower than the prior year's 6.8263 mills. That said, because property values continue to rise significantly, many homeowners will still see a higher dollar amount on their bill even though the rate dropped. This is the core tension the state-level reform is trying to address.

💰 The "No State Income Tax + No Property Tax" Equation

Here's the number that makes Northeast Florida compelling when you zoom out. Florida already has no state income tax. If property tax reform on homesteaded properties passes, Florida would become the first state in U.S. history to have both no state income tax AND no property tax on primary residences. For a household earning $150,000 a year relocating from a state like New York, New Jersey, or Connecticut, the combined savings could easily exceed $20,000–$30,000 per year — dramatically accelerating wealth-building and housing affordability in one stroke.

👉 Search St. Johns County Homes for Sale — Round Table Realty

👉 Search Jacksonville / Duval County Homes for Sale — Round Table Realty

This is the question that matters most from a real estate perspective, and it's the one we get asked constantly by clients watching the Tallahassee headlines. So let's think through it honestly — for buyers, for sellers, and for current homeowners.

The property tax reform conversation is real — and it has genuine implications for how you think about buying or selling a home in Northeast Florida right now.

🏠 If You're a Buyer Thinking About Northeast Florida

The pending reform is genuinely bullish for buyers in Florida — even if it doesn't pass in its current form. Here's why: the conversation itself is a signal. Florida is competing aggressively for residents and businesses. The political will to reduce the cost of homeownership here is real and bipartisan in appeal. Even if the full phase-out doesn't materialize exactly as proposed, some meaningful form of property tax relief is likely to emerge from the 2026 ballot or a special session.

For buyers considering Northeast Florida, the smart move is to buy based on today's fundamentals — strong job market, top-rated St. Johns County schools, incredible lifestyle, no state income tax, and a housing market with more inventory and more buyer leverage than two years ago — and treat any tax reform as a welcome bonus on top of an already-sound decision.

🏷️ If You're a Seller in Northeast Florida Right Now

The property tax reform conversation is one of the strongest marketing narratives for Northeast Florida real estate in years — and sellers benefit from it. Buyers from high-tax states (New York, New Jersey, California, Illinois, Connecticut) are doing the math on total cost of ownership. Florida already wins on income tax. If property taxes follow, the gap becomes enormous. That demand doesn't stop — it accelerates. Price your home right, present it well, and lean into that story.

🏡 If You Already Own a Home in NE Florida

Three things to do right now, regardless of how the legislation plays out:

1. Make sure you have your Homestead Exemption filed. If this reform passes, only homesteaded properties benefit. Florida law requires you to file for homestead exemption with your county Property Appraiser by March 1 of the tax year. If you moved into your home in 2025 and haven't filed, contact your county Property Appraiser's office immediately. St. Johns County: sjcpa.gov. Duval County: dcpafl.org. Clay County: ccpao.com.

2. Understand your Save Our Homes portability benefit. If you're thinking about moving within Florida, your accumulated SOH benefit is portable to a new homestead — up to $500,000 (and one of the other proposals, HJR 211, would remove that cap entirely). Don't leave that benefit on the table.

3. Stay informed — and don't make major financial decisions based solely on legislation that hasn't passed. This reform is real and worth watching, but the responsible path is to plan around today's reality while staying alert to how it develops. Our team follows this closely and will keep our clients updated.

🔍 The Honest Counterarguments (Because You Deserve Both Sides)

We'd be doing you a disservice if we didn't mention that this proposal has genuine critics and real fiscal questions attached to it. Local governments — cities, counties, fire departments, libraries, water management districts — depend heavily on property tax revenue. State economists project the full HJR 203 phase-out would remove approximately $14.8 billion per year from local government budgets statewide. Some of that gap would need to be filled through other mechanisms — potentially including higher fees, sales taxes, or service reductions.

Democratic legislators have pointed out that renters receive no direct benefit, and that cost-shifting could disproportionately affect lower-income residents. Senate leadership has called for a more measured approach. These are legitimate considerations that voters will weigh if this reaches the November ballot.

Our view: informed homeowners and buyers make better decisions. Understand the full picture, not just the headline.

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