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What is on the November 2026 ballot

This one matters for your timing, so it is worth understanding before you set a move-in date.

A much larger homestead exemption, with a catch for new residents

In a June 2026 special session, the Florida Legislature passed a proposed amendment that would expand the homestead exemption for non-school property taxes. If voters approve it (it needs 60 percent), the non-school exemption would rise from $50,000 to $150,000 in 2027 and $250,000 in 2028, indexed to inflation. School district taxes are not included.

The part that affects relocating buyers most: people who establish Florida residency after December 31, 2026 would receive a smaller initial exemption and would need to maintain residency for five years before qualifying for the full amount. A separate provision would also lower the annual assessment cap on non-homestead property, such as vacation and investment homes, from 10 percent to 5 percent starting in 2027.

Nothing has changed yet. The measure is on the ballot, not in effect. But if it passes, buying and establishing residency before the end of 2026 could mean qualifying for the larger benefit years sooner. This is exactly the kind of timing decision worth discussing with me and a Florida CPA before you finalize plans.

CONSTITUTIONAL AMENDMENT · NOVEMBER 3, 2026

Homestead Exemption and Save Our Homes

KEY DEADLINE · MARCH 1

File on time, or wait a full year
You must file your homestead exemption with the county property appraiser by March 1 of the year you want the benefit to begin. It takes about fifteen minutes online (Orange County: ocpafl.org; Seminole County: scpafl.org). If you already hold a Florida homestead elsewhere, you may be able to transfer up to $500,000 of your accumulated Save Our Homes benefit to your new home using Form DR-501T. Ask me to help you calculate your portable amount.

THE MECHANICS

Homestead Exemption

The homestead exemption Florida reduces the taxable value of your primary residence by up to $50,000 today. The first $25,000 applies to all taxing authorities; the second $25,000 applies to everything except the school board. You must own and occupy the home as your primary residence as of January 1, and file with the county property appraiser by March 1.

Save Our Homes

Save Our Homes This is the quiet powerhouse. Once your homestead is in place, Florida caps annual increases in your assessed value at 3 percent or the rate of inflation, whichever is lower. In a rising market, the gap between your assessed value and true market value widens every year, and the tax savings compound. Over a decade this can be substantial.

Community Development Districts

A CDD (Community Development District) is a special-purpose governmental entity created to finance and manage infrastructure for new developments — roads, drainage, parks, recreational facilities and other common-area improvements. To fund those improvements the CDD issues bonds; the cost of those bonds is repaid by property owners in the district through an annual assessment that appears on your tax bill as a non-ad valorem charge. This assessment is separate from millage-based property taxes and separate from any homeowners’ association (HOA) dues.

The CDD assessment has two components:

Debt-service portion: repays the bonds. In some cases this portion can be prepaid (either by the developer or by a lump-sum payment) and then removed from future bills.
Operations & maintenance (O&M) portion: covers ongoing upkeep, management, and utilities for CDD-owned facilities. This portion typically continues indefinitely and commonly runs roughly $500 to $1,500 per year, depending on the community and amenities.

What to check before you buy:

Confirm the current CDD assessments and whether any special or supplemental assessments are planned.
Ask if the debt-service portion is projected to be paid off early or remains long-term.
Review the CDD budget and recent meeting minutes to understand O&M costs, reserve levels, and planned projects.
Determine which amenities and infrastructure are CDD-owned versus HOA-owned, and how responsibilities and costs are split.

If you’d like, I can review a specific property’s tax bill or disclosure to identify the exact CDD amounts and help compare total annual carrying costs.

The amount varies not just by community but by lot size and product type within a community. I pull a full CDD disclosure and assessment schedule for every serious contender before you make an offer.

READ BEFORE YOU BUY

Area	CDD exposure	Typical annual range
Winter Park	Low	$0–$500
Oviedo / Winter Springs	Low to medium	$500–$2,000
Lake Mary	Low	$0–$1,000
Lake Nona	High	$1,200–$4,000+
Windermere / Winter Garden	Medium	$800–$2,500

The rest of the Florida advantage

BEYOND PROPERTY TAX

No state income tax

Florida has none. For a dual-income professional household this can mean tens of thousands a year staying in your pocket

compared with high-tax states like New York or New Jersey.

Early-payment discounts

Florida discounts property taxes for early payment: 4 percent in November down to 1 percent in February. On a $20,000 bill that is up to $800 back simply for paying early.

No tax on retirement income

Social Security, pensions, and most retirement-plan distributions are not taxed at the state level, which matters for long-term planning.

No estate or inheritance tax

Florida imposes no state estate or inheritance tax on assets passed to heirs, unlike several Northeast states that tax larger estates.

Home insurance in Florida in 2026

Insurance is the cost out-of-state buyers most often underestimate, so here is the current picture rather than the headlines from a few years ago. Florida is still the most expensive state in the country for home insurance, but after a difficult stretch the market has turned a corner in 2026. Rates are stabilizing and in many cases coming down, several new carriers have entered the state, and the state-backed insurer of last resort is steadily handing policies back to the private market. Inland Central Florida, including all of the areas in this guide, is exactly where that improvement shows up most, because you are well away from the coastal pricing that drives the highest premiums.

A few things worth knowing as you shop:

Get quotes early in your search rather than after you are under contract, and work with an independent agent who can shop multiple carriers. A well-maintained inland home with a newer roof and wind-mitigation features is exactly the profile insurers compete for right now.

AN HONEST LOOK

Roof age is the single biggest factor

Many carriers will not write or renew a shingle roof older than about fifteen to seventeen years. Check the roof age on any home you are serious about, and factor it into your offer.

Flood insurance is separate

It is not part of a standard homeowners policy. Confirm the flood zone early, especially for lakefront and waterfront homes, where it deserves a close look.

Where families look, and why

Central Florida gives you several strong choices, each with its own character. Here is the short version. When you are ready, I will pull a property-specific zoning report and a full school breakdown for the homes you are considering, since assignments are set by address, not by area.

SCHOOLS & NEIGHBORHOODS

Winter Park

Feeder elementaries like Dommerich and Audubon Park K-8 are among the highest-ranked in the state, leading into Winter Park High with its IB and AP magnet programs. Many of the most desirable neighborhoods have no HOA, which is a real lifestyle distinction. Strong private options include Trinity Preparatory School.

Oviedo and Winter Springs

Seminole County is ranked the top public district in Florida. Hagerty High sits near the top of the state, with a high graduation rate and a deep slate of AP courses. Established neighborhoods here are largely CDD-free, which keeps annual costs down.

Lake Mary

Lake Mary blends suburban stability with close access to corporate offices and commuter corridors. The Seminole district schools are consistently high-performing; Lake Mary High offers strong academics plus robust extracurriculars. Neighborhoods range from gated enclaves to mature single-family streets.

Lake Nona

A newer, planned community centered on medical, research, and tech employers. Schools mirror the community’s growth with modern facilities and STEM emphasis; Lake Nona High is known for specialized programs. Ideal for families tied to UCF Health, Nemours, or life-sciences jobs.

Windermere and Winter Garden

Known for lakefront living and upscale gated communities, this area attracts buyers seeking privacy and resort-style amenities. Windermere High and nearby options provide competitive academics, and several sought-after private schools operate in the corridor. Neighborhood character leans suburban-luxury.

Area	District	Top high school	Feel
Winter Park	Orange (A)	Winter Park High	Walkable, historic, Park Avenue.
Oviedo / Winter Springs	Seminole (#1 in FL)	Hagerty High	Family-centered, top district.
Lake Mary	Seminole (#1 in FL)	Lake Mary High	Established, corporate corridor.
Lake Nona	Orange (A)	Lake Nona High	New, tech and medical hub.
Windermere / Winter Garden	Orange (A)	Windermere High	Lakes, gated communities.

AFTER YOU. CLOSE

Your practical first steps

Before closing — Do your insurance and disclosure homework. Get insurance quotes, confirm flood zone and wind mitigation, and review the HOA package and any CDD schedule. Many Winter Park neighborhoods have no HOA; most $1M+ communities elsewhere do.

By March 1 — File for homestead. Submit your homestead exemption with the county property appraiser, file the DR-501T portability form if you are transferring a prior Florida benefit, and register to vote if you wish.

Within 30 days — Establish residency. Obtain a Florida driver's license, register your vehicles, and update your address with USPS, your bank, your employer, and the IRS.

Day to day, this is what it feels like

Beaches sit about an hour east at Cocoa Beach and Melbourne, and roughly ninety minutes west toward Clearwater and St. Pete, with year‑round swimming weather. Orlando International Airport is twenty to thirty‑five minutes from these areas, with non‑stop flights to JFK, LaGuardia, Newark, and Boston that make returning north easy. The Dr. Phillips Center for the Performing Arts, the Orlando Museum of Art, and Winter Park's Park Avenue dining and boutique scene hold their own against most Northeast suburbs.

Winters are mild, with highs around 70°F; summers are warm and humid with brief afternoon thunderstorms from June through September. Hurricane season runs June through November, and all of the areas in this guide are inland with significantly lower risk than coastal communities. Healthcare is excellent, anchored by AdventHealth and Orlando Health, with Lake Nona's Medical City among the most advanced medical corridors in the Southeast.

LIFESTYLE & CONNECTIVITY

When you are ready to look, I am ready to help

I have spent more than 24 years guiding buyers and sellers across Winter Park, Orlando, and Central Florida, and a great deal of my work involves families relocating from out of state. As a Global Advisor with Premier Sotheby's International Realty, I rank among the Top 100 residential agents in Greater Orlando and can offer access to off-market homes you will not find searching online. Whether you are months out or ready this week, I would be glad to help you think through neighborhoods, schools, timing, and the right home.

LET’S TALK

START A CONVERSATION

407.252.8582 · audra@audrawilks.com · audrawilks.com

This guide is a starting point and reflects conditions as of 2026. Tax, insurance, and school details change and vary by individual circumstance and by specific property. Figures are illustrative. Please verify millage and assessments with the county property appraiser, confirm school zoning with the district by address, and consult a Florida-licensed CPA or tax attorney before making decisions based on tax projections.

Audra Wilks
Luxury REALTOR® Advisor
Premier Sotheby’s International Realty
233 West Park Ave., Winter Park, FL 32789
Mobile: (407) 252-8582
Email: Audra@AudraWilks.com

Sotheby’s International Realty® and Sotheby’s International Realty Logo are service marks licensed to Sotheby’s International Realty Affiliates LLC and used with permission. Premier Sotheby's International Realty fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. Each franchise is independently owned and operated. Any services or products provided by independently owned and operated franchisees are not provided by, affiliated with or related to Sotheby’s International Realty Affiliates LLC nor any of its affiliated companies.