Moving to Florida? Why December 31, 2026 Could Save You Thousands

Relocating to Florida Douglas Kunz November 9, 2026

If you're thinking about moving to Florida, the most important date on your calendar may not be your closing day. It's December 31, 2026, now just 52 days away.

Florida voters approved Amendment 3 on November 3, raising the homestead exemption on non-school property taxes to $150,000 in 2027 and $250,000 in 2028. But there's a catch most people moving here don't know about yet: the full benefit right away goes to people who are permanent Florida residents as of December 31, 2026. Arrive after that, and you'll wait until your fifth year of homestead to get it.

For a family buying a typical Space Coast home, that difference could add up to thousands of dollars over those first four years.

Resident by December 31 vs. resident after

If you're a permanent Florida resident by December 31, 2026:

You qualify for the larger exemption as soon as your homestead begins: up to $150,000 off non-school taxes in 2027 and up to $250,000 starting in 2028.
You don't have to own a home by December 31. The deadline is about residency, not ownership. If you move here and rent first, you can still get the larger exemption once you buy and file for homestead.

If you become a resident on or after January 1, 2027:

You start with a non-school exemption of up to $50,000.
You become eligible for the larger exemption in your fifth year of homestead.

What could that difference look like? Here's a rough example, not a quote. Say you buy a home assessed at $350,000 and the combined non-school tax rate is about 12 mills ($12 per $1,000 of value). Compared with someone who arrives in 2027, a resident by December 31 could save roughly $1,200 in 2027 and about $2,400 a year from 2028 on, which comes to around $8,000 or more over the first four years. Your numbers will depend on your home's assessed value and local tax rates.

How to establish Florida residency before December 31

Residency is a question of fact: where you actually live and intend to stay. No single document proves it, so the goal is to build a clear, consistent record that Florida is your permanent home.

Actually live here. Move into a Florida home, whether you buy or rent. A lease by itself doesn't prove residency, but living here does.
Get a Florida driver's license and turn in your out-of-state license.
Register your vehicles in Florida.
Register to vote in Florida.
File a Declaration of Domicile with the Brevard County Clerk of Court (Florida Statute 222.17). It's a sworn statement that Florida is your permanent home.
Move your mail, banking and financial accounts to your Florida address.
Cut ties with your old state where you can: doctors, memberships, and any homestead exemption you claim there.
Buying before January 1? Close and move in by December 31, then file for Florida homestead with the Brevard County Property Appraiser by March 1, 2027.

If you're buying now, the clock matters. A typical financed purchase takes 30 to 45 days to close, so buyers who want to close and move in this year should be under contract by mid-to-late November.

Mistakes to avoid

Don't treat it as paperwork only. A driver's license with no real move behind it won't hold up. Property appraisers can look back up to 10 years, and a false homestead claim can mean back taxes, a 50% penalty per year and interest.
Watch your old state's income tax rules. Some states still treat you as a resident if you keep a home there and spend more than half the year there. Talk to a tax professional before you file your final return.
Don't claim two homesteads. You can't keep a homestead exemption in another state and claim one in Florida.
Expect some details to change. The Florida Legislature will set rules for how the new-resident provision is administered in its 2027 session, and the five-year waiting period could face a court challenge. Planning to be a resident by December 31 is the safest way not to depend on how that turns out.

Ready to make the Space Coast home before the deadline?

The calendar is tight, but there's still time. Whether you want to buy and close before year-end or rent first while you find the right home, Ronda and I can help you build a plan that fits the December 31 deadline. Reach out today and let's talk through your timeline.

Ronda Kunz, Broker | 321-544-8405

Doug Kunz, REALTOR® | 321-427-6102

In the Home Zone Realty | www.inthehomezonerealty.com

This post is general information, not legal or tax advice. Residency and homestead eligibility are decided by the county property appraiser. Talk to a Florida attorney or tax professional about your situation.