Essential Weston, FL Property Tax Deadline: Dec. 31
Moving to Weston Florida: Why does December 31, 2026 matter for my property taxes?
Additionally, if I’m moving there, why does December 31, 2026 matter for my property taxes?
Florida voters passed Amendment 3 on November 3, 2026.
It raises the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028.
Relocating residents without a Florida residence on December 31, 2026 get only $50,000 until the fifth year.
Additionally, if you’re moving to Weston Florida, establish Florida residency before year-end to protect the bigger exemption.
By Natalia Echeverri | November 9, 2026
My phone has not stopped since election night. Almost every call sounds the same: “We were planning to move to Weston next summer. Did we just miss something?”
Maybe. It depends on one date, and it’s closer than most people think. December 31, 2026 is 49 days away.
Here’s what Amendment 3 actually changed, who the deadline affects, and how to decide whether to move up your timeline. No hype, just the plan I’m walking my own relocation clients through right now.
What Amendment 3 changed (and what it didn’t)
Amendment 3 passed with about 62% of the vote, just over the 60% Florida requires. Starting January 1, 2027, here’s what changes for homeowners:
- 2027: The non-school homestead exemption jumps to $150,000 of assessed value (it’s about $50,000 today).
- 2028: It rises to $250,000, then adjusts for inflation starting in 2029.
- School taxes stay the same. The $25,000 school exemption doesn’t change, so you’ll still pay school district taxes.
- Save Our Homes stays. The 3% annual cap on assessment increases for homesteaded homes is still there, and so is portability.
- Rentals and second homes get no homestead exemption, but their annual assessment cap drops from 10% to 5%.
And then there’s the part that matters most if you’re coming from New York, New Jersey, Chicago, Europe or south America.
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The new-resident rule
If you did not maintain a permanent residence in Florida on December 31, 2026, you don’t get the full exemption right away. You get the $50,000 non-school exemption (plus the $25,000 school exemption) until your fifth year of homestead. After that, you move up to the full amount.
Starting in 2030, Broward County or the City of Weston could vote to shorten that wait, but only with a two-thirds vote and a finding of critical local need. I wouldn’t plan around that.
What the deadline could cost you in Weston
Let’s put real numbers on it, because “a smaller exemption” doesn’t mean much until you see it.
Once the full $250,000 exemption is in place, the gap between a full-exemption homeowner and a new arrival is $200,000 of assessed value on the non-school side of your bill. Weston tax bills include county, city, and special district rates on top of school taxes. Using 10 non-school mills as a round illustration:
- The gap: $200,000 x 10 mills = about $2,000 a year
- Over the waiting period: roughly $6,000 to $8,000, depending on when you buy and homestead
On a $900,000 home in Savanna or a $1.5 million home in Weston Hills, that number doesn’t change much. The exemption is a fixed dollar amount, so the savings are about the same whether your home is assessed at $400,000 or $2 million.
Your exact figure depends on your home’s assessed value and the actual millage on its tax bill. That’s exactly the kind of math I run with buyers before we write an offer, using the real TRIM notice for the homes they’re considering.
December 31 is about residency, not closing
This is the part people miss. You don’t have to own a home in Weston by December 31. The amendment ties the full exemption to having a permanent residence in Florida on that date. Buying and homesteading is a separate step.
So if you’re still house hunting, renting in Weston or anywhere else in Florida before the end of the year can still count, as long as Florida is truly your permanent home. Steps that help document it:
- Sign a Florida lease or close on a Florida home in your name
- Get a Florida driver’s license or ID at your Florida address
- Register your vehicles in Florida
- Register to vote in Broward County
- File a Declaration of Domicile with the Broward County Clerk
- Update your mailing address with your bank, employer, and the IRS
- Keep records of when you moved: utility setup, moving receipts, school enrollment
None of these settles the question on its own. Your county property appraiser makes the call, and your former home state may have its own opinion about when you left (New York is famous for this). If residency is a gray area for you, talk to a Florida tax attorney or CPA before December 31, not after.
How to decide if you should move up your timeline
Here’s the honest framework I use. Moving your family should never come down to a tax break alone, but a few thousand dollars a year is worth a real conversation.
Moving up your timeline probably makes sense if:
- You were already planning to move in the first half of 2027
- You can rent in Weston for a few months while you shop for the right home
- Your job, kids’ school year, and current home sale can realistically flex
It probably doesn’t if:
- You’d be rushing into a home you’re not sure about
- You’d have to sell your current home at a discount to make the date
- Your family isn’t ready, and a fake “we live here now” move wouldn’t hold up anyway
If you want to close on a home, too
If you can also close and move in before January 1, 2027, you can apply for homestead on the 2027 tax roll. The application deadline is March 1, 2027. Most Weston closings take 30 to 45 days, and many of our communities require HOA approval on top of that, so you’d want an accepted offer within the next couple of weeks.
If you can’t close by then, don’t panic. As long as you were a Florida resident on December 31, you can still homestead your Weston home for 2028 and keep the full exemption. Just know that your tax bill resets to market value the year after you buy, so budget from the new number, not the seller’s current bill. I talk about this and other first-year surprises in the most common mistakes I see Florida buyers make.
If you’re moving from another country
Many of my clients are relocating from Colombia, Venezuela, Argentina, and across Latin America. Homestead eligibility depends on making Florida your permanent residence, and your immigration status plays a role in whether you qualify. Confirm your situation with the Broward County Property Appraiser and an immigration or tax attorney before you count on the exemption in your budget.
If you already live in Florida
Good news. If you’re moving from Miami, Pembroke Pines, or anywhere else in Florida to Weston, you were a resident on December 31 and get the full exemption on your new home. You can also port up to $500,000 of your Save Our Homes benefit to your Weston home if you file within the window. Not sure which nearby city fits best? Here’s how Weston compares to surrounding cities.
What this means if you’re selling in Weston
Agents across South Florida are already seeing a rush of out-of-state buyers trying to beat the date, and Realtor.com’s economists expect lower tax bills to give buyers a bit more purchasing power over time.
Weston was a buyer-leaning market heading into the vote: a $781,628 median sale price in September, 81 median days on market, and homes selling at about 95.8% of list (Redfin). If you’ve been thinking about selling, the next six to eight weeks may bring more motivated relocation buyers than usual. Homes that are priced right and show well will feel it first.
The Legislature still has a few details to work out in the 2027 session (March 2 to April 30), including exactly how the new-resident rule will be administered. The rule also applies “to the extent permitted by the U.S. Constitution,” so legal challenges are possible. I’ll update this post as the details come in.
Frequently Asked Questions
Do I have to buy a house in Florida by December 31, 2026 to get the full Amendment 3 exemption?
No. The full exemption is tied to having a permanent residence in Florida on December 31, 2026, not to owning a home. Renting in Florida as your permanent home can count. You’ll still need to own and live in your home on January 1 of a tax year and apply for homestead by March 1 to receive the exemption.
What happens if I move to Weston in 2027?
You’ll get a $50,000 non-school homestead exemption plus the $25,000 school exemption until your fifth year of homestead, then the full exemption. Using a 10-mill example, that’s roughly $2,000 a year less in savings than a resident who was here on December 31, 2026.
Does Amendment 3 lower school property taxes?
No. The new exemption applies only to non-school taxes like county, city, and special district levies. The $25,000 school exemption and school millage stay the same.
Does Amendment 3 change Save Our Homes or portability?
No. The 3% annual Save Our Homes cap and portability (up to $500,000 of your accumulated savings) still apply. If you’re moving from another Florida home to Weston, you can still port your savings.
What about Weston rental properties and second homes?
They don’t get a homestead exemption. Starting in 2027, the annual cap on assessment increases for non-homestead property drops from 10% to 5% for non-school taxes, which helps investors and second-home owners with long-term predictability.
Your next step
The bottom line: if Weston is in your plans for 2027, the date that matters is December 31, 2026, and the step that matters is becoming a Florida resident, not necessarily closing on a home. A few thousand dollars a year is worth getting right.
If Weston is on your radar, grab my free Weston Florida Relocation Guide. It walks you through the neighborhoods, schools, and what to expect when you move here. And whether you’re trying to beat the deadline or deciding it’s not worth rushing, I’d love to talk it through with you in a quick 30-minute consultation. We can map out your timeline, look at real tax bills for the homes you like, and figure out what makes sense for your family. If you’re buying from out of state, my guide to buying a house long distance is a good place to start too.
This post is general information, not tax or legal advice. I’m a REALTOR®, not an attorney or CPA. Confirm your situation with the Broward County Property Appraiser and a qualified professional.
About me Natalia Echeverri
Natalia Echeverri is a REALTOR® with Coldwell Banker Realty who has called Weston home for over 20 years. She’s a Global Luxury Certified Agent and Certified Stager, bilingual in English and Spanish, and has been ranked among Weston’s top agents multiple times. Natalia helps first-time buyers, growing families and relocation clients across Weston and West Broward buy and sell with confidence.
Natalia Echeverri, REALTOR® | Coldwell Banker Realty