The 2026 Florida legislative session ended Friday without a budget, without property tax reform, and without a single property insurance bill crossing the finish line. That is the headline. The story is not over.
The Florida Legislature wrapped up its regular 60-day session on March 13th without completing its only constitutional duty: passing a budget. For the second year in a row, lawmakers left Tallahassee without delivering. Property tax relief, which Governor Ron DeSantis and House Speaker Daniel Perez spent months promoting, died when the Senate never took it up. Property insurance reform bills, filed again after dying last session, died again. The HOA dissolution bill that homeowners across South Florida were watching? Dead.
After 27 years watching Tallahassee make promises to property owners, I have seen most of them dissolve before the session ends. This year was no different. But there is a meaningful difference in what comes next: a special session is scheduled for mid-April, and Senate President Ben Albritton has confirmed that property tax reform will be on the agenda.
This is not a closed door. It is an unfinished one. Here is what each item means for your decisions right now.
“Getting it right is more important than doing it quickly.” — Senate President Ben Albritton
The Scorecard: What Passed, What Died, What Is Coming Back
| Legislative Item | Status | Headline Impact |
| HJR 203 — Property tax elimination (homesteads) | DIED — Senate never took it up | No change to 2026 tax bills |
| HB 657 — HOA dissolution rights | DIED — Senate did not act | HOA governance framework unchanged |
| Property insurance reform bills | ALL DIED | No legislative relief; private market improving |
| SB 1293 — Anti-squatter property rights | PASSED | Clearer legal path for owners of vacant properties |
| HB 399 — Development review restrictions | PASSED | New limits on local approval timelines |
| Property tax estimator disclosure | Expected in budget session | Listing platforms may show buyer-level tax estimates |
| Hometown Heroes / home hardening funding | In budget proposals — not yet confirmed | Pending until budget passes |
| HB 607 — Abolish FREC | DEFEATED | Licensing and oversight unchanged |
| Special session — property tax ballot amendment | Coming mid-April | Next inflection point for homeowners and buyers |
Property Taxes: Not Dead Yet
The Florida House passed HJR 203 on February 19th, 80 to 30, along party lines. The bill would have placed a constitutional amendment on the November 2026 ballot to gradually phase out non-school homestead property taxes, adding a $100,000 exemption per year starting in 2027 until the tax is fully eliminated by 2037.
The Senate never scheduled a hearing. The session ended March 13th. The bill died.
Governor DeSantis spent months calling for property tax elimination but never submitted a written plan or showed the math behind it. When the House moved, DeSantis called their proposals milquetoast and half measures. The Senate and the House were not aligned with each other or with the governor. The gap between the two chambers — about $1.4 billion on the budget alone — was not resolved before the session expired.
Senate President Albritton told the chamber in his final message that senators will return in the coming months to put a meaningful property tax relief option on the ballot for the fall election. A special session in mid-April is confirmed. It must also address the state budget, which expires June 30th. A failure to pass a budget by that date triggers a partial government shutdown.
If you are a homeowner:
Your property tax bill for 2026 is unchanged. Nothing passed that affects your current year amount. The April special session is the next real opportunity. If lawmakers agree on ballot language and Florida voters approve it in November, the earliest any relief takes effect is the 2027 tax year. Plan your carrying costs around what you owe today.
If you are a buyer:
Do not build a decision around relief that has not been delivered. Property tax reform has no agreed-upon language, no formal plan, and still needs 60 percent voter approval in November. Budget based on current tax levels for the properties you are evaluating. Use the property appraiser website for the county to estimate what you will actually owe as a new buyer, not what the current owner pays.
If you are a investor or seller:
The uncertainty is temporary. The conversation in Tallahassee has drawn attention to carrying costs in Florida, but it has not changed demand at the top of the market. Corporate and high-net-worth buyers making decisions in Palm Beach and Miami-Dade are not waiting for Tallahassee. The deals moving at scale right now — Wells Fargo, ServiceNow, the Indian Creek transactions — are not contingent on property tax reform clearing the legislature.
Property Insurance: Reform Did Not Pass. The Market Has Not Waited for It.
Every property insurance reform bill filed this session died. This is the second consecutive year that insurance legislation did not advance through both chambers.
The market has not waited for Tallahassee. Over the past two years, private carriers have reentered Florida, adding competition and taking pressure off Citizens Property Insurance. The insurance landscape is improving from the market side, not the legislative side. That progress is real, but it has not solved the cost problem. It has created more options than existed two years ago.
If you are a buyer:
Know your insurance number before you make an offer. In some locations and building types, the number is lower than the headlines suggest. In others, it changes the math entirely. The difference between a smart purchase and a costly one is knowing which category your property falls into before you commit.
If you are a seller:
Buyers are comparing total monthly cost, not just purchase price. If your property is in a well-rated building or a lower-risk location, that is a competitive advantage. Price and position around total cost of ownership.
If you are a condo owner:
Reserve requirements and building insurance costs are part of the current landscape. Some buildings have worked through their assessments and are in stronger positions than they were a year ago. Buildings that have done the work are better positioned for resale. If your building is one of them, that is a selling point worth using.
HOA Reform: The House Passed It. The Senate Did Not.
House Bill 657 would have given homeowners a process to dissolve a homeowners association, created community association court programs to settle disputes, increased transparency requirements for board members, and added penalties for rule violations. The bill applied to both HOAs and condo associations. The House passed it. The Senate did not take it up.
The governance framework around HOAs and condo associations is unchanged for now. But the fact that the House passed this bill with broad support indicates where the conversation is heading. Transparency and accountability for associations are on the legislative radar in a way they were not three years ago.
For buyers evaluating properties in HOA or condo association communities, due diligence on the association matters as much as the property itself. Review association financials, reserve status, and governance history on every deal. A well-run association in strong financial position is an asset. The buyers who understand that distinction are finding value right now in buildings and communities that less informed buyers are avoiding.
What Actually Made It Through
SB 1293 — ANTI-SQUATTER PROPERTY RIGHTS
This bill passed and addresses property rights for owners dealing with unauthorized occupants. For investors and landlords managing vacant properties across South Florida, this creates a clearer legal path. It is a meaningful protection that did not exist in Florida law before this session.
HB 399 — DEVELOPMENT REVIEW RESTRICTIONS
New limits on local government development review processes. For developers and investors tracking the pipeline of new projects across Miami-Dade, Broward, and Palm Beach, this affects how quickly new supply can move through the approval process. Worth monitoring if you are on the development side of the market.
PROPERTY TAX ESTIMATOR DISCLOSURE
A bill requiring real estate listing platforms to display estimated taxes for a prospective buyer — not the current owner’s tax bill — is expected to be addressed in the budget session. This is a consumer protection measure with real consequences. Florida’s homestead exemption and Save Our Homes assessment caps mean a current owner’s tax bill can be dramatically lower than what a buyer will owe after purchase. If this passes, platforms like Zillow and Realtor.com will have to show buyers the actual number. I have been telling buyers the real tax figure for 27 years. It will be good for the market when that information is required at the listing level.
HOMETOWN HEROES AND HOME HARDENING FUNDING
Both programs remain in initial budget proposals but are not confirmed until a budget passes. Hometown Heroes offers down payment assistance for essential workers purchasing homes in Florida. Home hardening funding helps homeowners finance wind mitigation and roof upgrades that can reduce insurance premiums. The April special session will determine whether these programs receive funding for the next fiscal year. Neither is guaranteed. Do not build a purchase plan around an unfunded program.
HB 607 TO ABOLISH FREC — DEFEATED
A bill to eliminate the Florida Real Estate Commission did not survive. FREC, which oversees licensing and discipline for Florida real estate professionals, is unchanged. The regulatory framework governing licensed agents and brokers in South Florida remains the same.
What I Am Watching
The mid-April special session is the next inflection point for Florida property owners. Three things matter from it.
First, whether the House and Senate can agree on property tax ballot language. They failed to do so within 60 days of regular session. They will need to do it on a tighter schedule, with the budget still unresolved. If they reach an agreement, the amendment goes to Florida voters in November. If not, property tax reform is delayed another year.
Second, the budget itself. Programs that directly affect South Florida buyers — Hometown Heroes and home hardening — do not receive funding until a budget passes. Watch whether those line items survive the negotiation.
Third, the property tax estimator disclosure requirement. If it passes during the budget session, the disclosure environment for buyers changes immediately. Buyers should not wait for it. The Miami-Dade and Broward property appraiser websites have tax estimators available today.
The underlying demand story in South Florida is not driven by Tallahassee. The corporate relocations in Palm Beach, the ultra-luxury capital moving into Miami-Dade, and the repricing at the top that filters down through the tiers — none of that depends on a legislative session to resolve. The decisions happening at the scale of Wells Fargo and ServiceNow, and the buyers we have been tracking on Indian Creek, are not contingent on property tax reform passing in April.
For buyers and sellers tracking carrying costs, the session ended without action on taxes or insurance. The April special session creates another opportunity. I will be watching it and will report what it means for the market when there is something actionable to say.
BOTTOM LINE
The 2026 Florida legislative session did not deliver property tax relief, property insurance reform, or HOA accountability legislation. Two bills passed with real teeth: anti-squatter protections and development review restrictions. The rest died or is waiting for the April special session.
The best decisions in this market are being made by buyers and sellers who are not waiting for Tallahassee. The sellers who need to move are priced and ready. The hesitant buyers are creating negotiating leverage for the buyers who are not waiting for certainty that may never fully arrive.
After 27 years in this business, I have never seen a client benefit from waiting for the legislature to make their real estate decision for them. The market moves on its own schedule.
If you have questions about how any of this affects your buying, selling, or ownership decisions, I am a phone call, text, or email away.
Frequently Asked Questions
DID FLORIDA PASS PROPERTY TAX RELIEF IN THE 2026 LEGISLATIVE SESSION?
No. The Florida House passed HJR 203 on February 19th, which would have placed a constitutional amendment on the November 2026 ballot to phase out non-school homestead property taxes over ten years. The Senate never scheduled a vote. The regular session ended March 13th and the bill died. A special session is expected in mid-April, where property tax reform is expected to be addressed again. Even if a ballot amendment passes, voters would need to approve it in November with 60 percent support, and the earliest any relief would take effect is the 2027 tax year.
WHAT IS HJR 203 AND WHY DID IT FAIL?
HJR 203 was a Florida House Joint Resolution that proposed a constitutional amendment to eliminate non-school ad valorem property taxes on homestead properties over ten years. It passed the House 80 to 30 in February. The Senate received it but never scheduled a hearing, citing concerns about an estimated $18.3 billion annual hole in local government budgets and the absence of a clear funding replacement plan. Governor DeSantis publicly called the House proposal inadequate. The three-way misalignment between the House, Senate, and governor meant the bill never advanced beyond the House floor.
WILL FLORIDA PASS PROPERTY INSURANCE REFORM IN 2026?
Not in the regular session. Every property insurance reform bill filed for the 2026 session died without passing both chambers. This is the second consecutive year. However, the private insurance market has been improving without legislative action, as carriers have reentered Florida and increased competition. There is no announced agenda item for insurance reform in the April special session. Until the Legislature acts, buyers and homeowners should focus on what is available in the current private market and factor insurance costs into every purchase decision.
WHAT DID THE 2026 FLORIDA LEGISLATURE ACTUALLY PASS THAT AFFECTS REAL ESTATE?
Two bills of direct consequence to real estate passed. SB 1293 created anti-squatter protections for property owners dealing with unauthorized occupants, which is meaningful for investors and landlords managing vacant properties in South Florida. HB 399 placed new restrictions on local government development review processes, affecting how quickly new supply can move through approval pipelines in Miami-Dade, Broward, and Palm Beach. A property tax estimator disclosure requirement is still expected to be addressed in the budget session and would require listing platforms to show buyers their estimated tax burden rather than the current owner’s bill.
HOW DOES THE FAILED LEGISLATIVE SESSION AFFECT SOUTH FLORIDA REAL ESTATE BUYERS RIGHT NOW?
For most buyers in South Florida, the failed session changes nothing in the near term. Property taxes and insurance costs are the same as they were before the session. The negotiating environment for buyers has not shifted. What has shifted is buyer psychology: hesitation from buyers waiting for legislative certainty is creating leverage for buyers who are ready to move. The mid-tier and non-luxury condo market in both Miami-Dade and Broward continues to carry elevated inventory. Qualified buyers with access to financing, including non-QM lending options for non-warrantable buildings, are in a stronger negotiating position than the inventory numbers suggest.
About the Author
Matthew Krinzman is a Broker Associate at ONE Sotheby’s International Realty with 27 years of South Florida real estate experience specializing in luxury markets across Miami-Dade, Broward, and Palm Beach counties. He publishes the South Florida Market Insider Newsletter and hosts The Krinzman Property Playbook Podcast. Contact Matthew at buysellmiamire.com or connect on LinkedIn.
Sources
WUSF Public Media — Florida 2026 Legislative Session: What Passed, What Failed, and What’s Next: https://www.wusf.org/politics-issues/2026-03-13/florida-2026-legislative-session-ends-what-passed-what-failed-whats-next
WKMG ClickOrlando — Is Florida’s Property Tax Cut Proposal Dead? Here’s What to Know: https://www.clickorlando.com/news/florida/2026/03/13/is-floridas-property-tax-cut-proposal-dead-heres-what-to-know/
WLRN — House Passes Florida Property Tax Reduction, But Not Aligned with Senate: https://www.wlrn.org/government-politics/2026-02-20/house-passes-florida-property-tax-reduction-senate-remains-split
Florida House of Representatives — CS/CS/HJR 203 (2026) Bill Detail: https://www.flhouse.gov/Sections/Bills/billsdetail.aspx?BillId=82728
Florida Senate — HB 203 (2026) Bill Text and Last Action: https://www.flsenate.gov/Session/Bill/2026/203
Florida Policy Institute — Bill Summary: HJR 201, 203, 205, 207, 209, 211, and 213: https://www.floridapolicy.org/posts/bill-summary-hjr-201-203-205-207-209-211-and-213
Orlando Sentinel — Rancor Among Republicans Doomed Property Tax Plan: https://www.orlandosentinel.com
Florida Realtors — 2026 Legislative Final Report: https://www.floridarealtors.org/law-ethics/law/florida-legislative-session
Miami Association of Realtors — January 2026 Market Statistics: https://www.miamire.com/market-stats/
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