Florida Real Estate Update:
What Buyers and Sellers Need to Know in July 2026
Florida’s real estate rules just shifted in a big way, and most of it is good news if you own a home in Southwest Florida or you’re thinking about buying one. Here is everything that’s changing in your favor, what’s already law, and what’s still headed to voters.
1. Citizens Insurance Rate Cut, Already in Effect (July 1, 2026)
This is the most immediately useful change for you as a Florida homeowner. State regulators approved the first broad Citizens Property Insurance rate decrease in years. Multiperil policies are down approximately 8.8% on average, and wind only policies are down approximately 5.5% on average. Some South Florida counties are seeing even larger cuts than that.
The cut applies to new policies immediately. If you already have a policy, you’ll get the lower rate at renewal.
If you are buying or selling right now, this matters at the closing table. Better insurance rates mean fewer financing surprises and a smoother path to closing.
2. SB 4F, Local Governments Can No Longer Freely Raise Your Property Taxes (Signed June 24, 2026)
This is already law. Governor DeSantis signed it on June 24, 2026, and it directly limits how much your city or county can raise your property taxes going forward.
Local governments can no longer use per capita income growth as justification for raising your millage rate. Any rate above the rolled back rate now requires a two thirds vote of the governing body. Rates above 110% of the rolled back rate require a unanimous or three fourths vote, or a voter referendum. Local governments must also complete a mandatory 10% budget cutting exercise before finalizing a budget.
You’ll see the effect of this on your August TRIM notice.
3. HJR 1F, A Major Homestead Exemption Expansion Is on Your November 3 Ballot
This is not law yet. You vote on it November 3, and it needs at least 60% approval to pass. But it could be the most significant property tax relief Florida homeowners have seen in decades.
Your current homestead exemption is $50,000. If HJR 1F passes, that grows to $150,000 in 2027, then $250,000 in 2028, on non-school taxes only. Estimated savings for a typical Southwest Florida homesteaded home run $1,100 or more in 2027 and $1,750 or more in 2028. Roughly 60% of homesteaded Florida owners could owe zero non-school property taxes once it’s fully phased in, and the exemption grows with inflation every year after 2028.
One critical date: if you’re considering a move to Florida and want to avoid a proposed five year waiting period for the full benefit, you need to buy, move in, and establish Florida residency by December 31, 2026. That deadline is real and it is coming fast.
Worth knowing before you vote: the ballot language itself is currently being challenged in court, with a hearing scheduled for late July. Nothing about the underlying numbers has changed, but it’s a reminder that this measure is still working its way through the process and isn’t guaranteed to appear on the ballot exactly as written today.
4. HB 1329, Budget Transparency: You Can Now See Exactly Where Your Tax Dollars Go (Effective January 1, 2027)
Every city and county in Florida must publish detailed budget information online, including spending by department, employee compensation, and reserve levels. For the first time, you’ll have real, easy access to how your local government spends your money.
5. HB 7031E, Honest Property Tax Numbers on Every Listing (Effective February 1, 2027)
This one eliminates a frustrating and costly surprise. Right now, online listings often show the seller’s artificially low tax bill, frozen at a decades old assessed value thanks to Save Our Homes. Starting February 1, 2027, listing platforms must show an estimate of what your actual tax bill will be after purchase, based on current millage rates. No more sticker shock after closing.
6. Over $285 Million in Homebuyer Assistance, Available Now
If you’re buying, or you know someone who is, there is significant funding available to help with down payments and closing costs. Talk to your lender or a local Realtor about which programs you may qualify for.
7. HB 1293, Felony Penalties for Property Fraud and Squatting
Florida has made property fraud a felony. Anyone who moves into a property using forged documents or a false identity now faces criminal charges, and property owners have a faster legal path to remove fraudulent occupants. Your investment is better protected than ever.
8. Live Local Act Expansion, More Housing Supply Coming
Florida’s Live Local Act was expanded again in 2026 to accelerate housing development. New land now qualifies for affordable housing development, the Missing Middle tax exemption rules were updated, and discrimination against affordable housing in land use decisions is now banned. More housing supply coming to market is good news for long term market stability across Southwest Florida.
Southwest Florida Market Right Now
Mortgage rates are holding at approximately 5.78%, down significantly from 6.6% earlier this year. Days on market in Southwest Florida are improving, and well priced homes are moving. Inventory in Cape Coral and Fort Myers is up 38% year over year, so you have real negotiating power as a buyer right now. The national market is shifting toward balance, a healthier dynamic for both buyers and sellers. Home prices are up just under 1% nationally year over year, stable, not crashing.
The One Date You Need to Know: December 31, 2026
If you are thinking about making Florida your permanent home, or you know someone who is, that is the deadline to buy, move in, and establish residency to avoid a proposed five year waiting period for the full expanded homestead exemption.
The Bottom Line
Buying or selling a home is one of the biggest financial decisions most people make. The FSBO route might save on commission in theory, but the cost of a pricing mistake, a missed deadline, or a poorly negotiated contract can far exceed what professional representation would have cost.
Kevin and Angie Cloutier have been helping buyers and sellers across Southwest Florida since 1997 — more than 1,000 successful transactions across residential and commercial real estate. They know this market. They know how to position a home, protect a buyer, and get deals to the finish line.
Click Here to read PR Log Press Release
Click Here to read Floridant Press Release
Click Here to read Rezul News Press Release
Ready to talk about your next move? Contact Cre8ive Realty or call (239) 246-6437. You can also explore the Southwest Florida Home Buying Guide and Southwest Florida Home Selling Guide to get started.
About Cre8ive Realty
Cre8ive Realty serves buyers and sellers throughout Southwest Florida, including Fort Myers, Cape Coral, North Fort Myers, Punta Gorda, Bonita Springs, and surrounding communities. With decades of experience in both residential and commercial real estate, Kevin and Angie Cloutier bring local expertise, strong negotiation skills, and a personal approach to every transaction.
Learn more about Kevin and Angie Cloutier on our Meet the Team page.
Cre8ive Realty
Phone: (239) 246-6437
Website: https://cre8iverealtors.com
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