If you're planning a move to Florida before 2027, there's one date that matters more than any other: December 31, 2026. That's the cutoff for residents to qualify for the larger homestead exemption under Amendment 3, which Florida voters approved on November 3, 2026. Buyers who close before the end of the year establish a claim to a bigger property tax exemption down the road, while those who wait face a four-year delay — but the real story is more subtle, and the savings aren't guaranteed.
What exactly did Amendment 3 change?
Florida voters approved Amendment 3 on the November 3, 2026, ballot, a constitutional change that raises the homestead exemption for non-school property taxes and lowers the cap on assessment increases for non-homestead property. It needed a 60 percent majority to become part of the Florida Constitution, and it takes effect January 1, 2027 (Town of Palm Beach).
The headline change: the homestead exemption for non-school taxes jumps to $150,000 in 2027 and $250,000 in 2028, with inflation adjustments after that. That's a significant step up from the current exemption of up to $51,411 for 2026. Importantly, the amendment leaves the existing $25,000 exemption that applies to school district taxes untouched (Kaufman Rossin).
The amendment also reduces the annual cap on assessment increases for non-homestead property — rentals, second homes, and commercial buildings — from 10% to 5%. That's a slower tax-bill trajectory for investors, but it comes with a catch the amendment doesn't remove: when property changes ownership, it's reassessed at full market value the following January, wiping out the savings accumulated under the cap. The lower cap simply means the reset can be larger for the next owner (Kaufman Rossin).
Why December 31, 2026, is the cutoff that matters
Anyone who is a Florida resident as of December 31, 2026 qualifies for the full $150,000 (then $250,000) exemption when they apply. Anyone who establishes Florida residency after that date starts with the existing $50,000 exemption and has to wait until the fifth year of exemption before the larger amount applies (Kaufman Rossin).
That's a four-year gap on roughly today's rules, and it's the reason out-of-state buyers are paying attention to the year-end calendar. But here's the nuance the headlines skip: buying a house and establishing residency are separate acts. Closing on a home does not make you a Florida resident, and filing for a homestead exemption without a genuine permanent residence can create more problems than it solves (Kaufman Rossin).
To establish residency that will stand up, most relocating buyers document their move with a Florida driver's license, voter registration, and a declaration of domicile — and they make sure their former state no longer claims them as a resident. A rushed move that leaves you still paying income tax as a resident of your old state can offset any property tax you save, so the decision should be financial and lifestyle-driven, not deadline-driven alone (Kaufman Rossin).
Is winter a good time to buy in Orlando?
The week between Thanksgiving and New Year's is genuinely one of the more interesting windows for buyers in Greater Orlando. Sellers who listed in the fall and haven't sold are often motivated to close before the end of the year, and inventory can sit longer than it does in the spring rush. You're also touring homes in the low season, which means you see what a neighborhood actually looks like with traffic, lighting, and weather you'll live with all year.
There's a strategic side too. A closing date in December means your homestead application for 2027 — due March 1 — aligns neatly with the residency calendar. But the honest advice is that the December 31 deadline shouldn't dictate the pace of your home search. A buyer who chooses the wrong house in November because they were chasing a tax date has made the more expensive mistake. The exemption is a fixed dollar amount: a home assessed at $400,000 saves the same as one assessed at $4 million, so the tax benefit does not scale with a bigger purchase (Kaufman Rossin).
Winter Garden is an Official Hallmark Christmas Town for 2026
This year, the holiday calendar in Central Florida got a national spotlight. Hallmark Channel has named Winter Garden an Official Hallmark Christmas Town for 2026 — a distinction granted to only 25 towns nationwide — and the honor comes with a designated selfie spot, complete with a replica of the official seal, at Centennial Plaza in historic downtown (Winter Garden).
The city's month-long "Tis the Season" program packs December with festive decorations, a Main Street Holiday Stroll, and a Hallmark-themed photo station in the historic district, while downtown highlights include a 34-foot Christmas tree, a tree-lighting ceremony, and an animated projection light show on City Hall (Winter Garden).
Where should I live near Winter Garden?
If the Hallmark-town appeal draws you in, the surrounding communities each offer a different slice of the Greater Orlando lifestyle. The towns along the West Orange and Lake County line — Clermont, Minneola, Hamlin, Horizon West, Windermere, and Montverde — share the same mild winters, lake country scenery, and easy access to Winter Garden's historic downtown.
Here's a quick view of how they compare for a relocating family.
Community | Why it fits | Best for |
|---|---|---|
Clermont | Home of the Yoder Home Team; rolling hills, the Clermont Trail, and quick highway access to both coasts | Buyers who want established neighborhoods and lake views |
Minneola | A growing Lake County town close to the Turnpike and the Clermont trail system | Buyers seeking new construction at a gentler price point |
Hamlin | A master-planned community in Horizon West, packed with parks, pools, and family programming | Young families who want resort-style amenities |
Horizon West | One of Central Florida's fastest-growing planned districts, with excellent schools and new build inventory | Buyers who want a built-in community from day one |
Windermere | An upscale village feel on the Butler Chain of Lakes, minutes from Winter Garden's downtown | Luxury buyers who want water frontage and privacy |
Montverde | A quiet, small-town Lake County community with deep lots and a rural atmosphere | Buyers who want space and a slower pace |
The throughline is convenience: Winter Garden's historic Plant Street and its shops, restaurants, and the West Orange Trail are a short drive from all of these. And the mild Central Florida winter means outdoor life — lakes, trails, parks — continues year-round, which is part of why the holiday season here feels different from a Northern December.
What about insurance, mortgages, and the year-end window?
Two costs sit alongside property tax in every Florida homebuyer's budget: homeowners insurance and the mortgage. Florida's insurance market has tightened in recent years as carriers re-evaluated hurricane exposure, so buyers should get a real quote — not a national online estimate — before making an offer. The same discipline applies to the mortgage: December closings compete for year-end lender capacity, so a pre-approval and a realistic underwriting timeline are worth lining up weeks before you tour homes.
Here's the honest framing I give every relocating client: the December 31 residency date is real, but it should sharpen your plan, not force your timeline. A buyer who moves to Florida because the lifestyle, schools, and commute genuinely fit — and who documents residency properly — will feel the benefit of the exemption in its proper year. A buyer who rushes a purchase they don't love to beat a deadline will pay a different kind of price, in the form of a hasty decision they can't unwind. Amendment 3's savings are a fixed dollar amount, and the only "guarantee" in a real estate move is a home that fits how you actually live.
What should relocating buyers do between now and year-end?
If the December 31 window matters to you, start with these steps rather than a listing search.
Confirm what residency means for you. A Florida driver's license, voter registration, and declaration of domicile establish the claim; a deed alone does not. Talk to a tax advisor before you act, especially if you'll still be filing as a resident of your current state.
Get a real insurance quote. Ask your agent for a homeowners quote on an actual property or an accurate rebuild estimate, not a national average.
Lock in financing capacity. A December closing needs lender bandwidth; a pre-approval removes the biggest calendar risk.
Tour neighborhoods when the weather is real. December in Central Florida shows you the seasonal light, the holiday traffic, and the true commute — the details you can't see on a spring tour.
Use the holiday calendar to your advantage. Visit Winter Garden during the "Tis the Season" program, walk Plant Street, and see which surrounding town actually feels like home.
The deadline that matters is not the one that makes you move faster — it's the one that helps you decide which move is genuinely right.
1Does buying a home in Florida make me a resident?
No. Buying a home and establishing Florida residency are separate. Closing on a property gives you ownership; the homestead exemption requires you to file an application (due March 1 for 2027) and to have a genuine permanent residence in Florida, typically documented with a driver's license, voter registration, and a declaration of domicile.
2What qualifies me for the Florida homestead exemption?
Anyone who is a Florida resident as of December 31, 2026, qualifies for the full non-school homestead exemption of $150,000 in 2027. Residents who establish Florida residency after that date start with the existing $50,000 exemption and reach the larger amount only in their fifth year of exemption.
3Does Amendment 3 help second-home and rental owners?
The larger exemption applies to your primary, owner-occupied home only — second homes, rentals, and commercial property receive no homestead exemption under Amendment 3. The amendment does lower the annual assessment cap on that non-homestead property from 10% to 5%.
4When does Amendment 3 take effect?
The amendment was approved by voters on November 3, 2026, and takes effect January 1, 2027. The $150,000 non-school exemption applies to 2027 taxes, and the $250,000 level applies to 2028 taxes.
5How much will Amendment 3 save me in property tax?
The exemption is a fixed dollar amount removed from assessed value, so a home assessed at $400,000 saves the same amount as one assessed at $4 million once both exceed the exemption. Actual savings depend on your local millage rate, and there is no guarantee of a lower total bill because rates are set separately each year.
Planning a move to Greater Orlando before 2027?
I'm Matt Yoder of the Yoder Home Team in Clermont, FL. Whether you're weighing the December 31 residency window or wondering which Greater Orlando town fits your family, let's talk through your move.
Start your moveFor context, that fixed-dollar feature matters in practice. The Pinellas County Property Appraiser estimates savings of about $2,423 a year in 2028 for a home receiving the full exemption at that county's average non-school millage rate — a real number, but one that shows how the benefit is steady rather than dramatic, and how much it depends on where you buy (Kaufman Rossin).
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