Darek Homel - Real Estate Associate

The most stressful word at a South Florida condo closing in 2026? "Assessment."

After the Surfside reforms, mandatory reserve funding kicked in January 1. Years of deferred maintenance are now landing as special assessments across Palm Beach, Broward, and Miami-Dade, and in the worst cases they have topped $100,000 per unit.

Here is the part most people miss: the risk is knowable before you sign.

Buyers, you are entitled to the reserve study, inspection findings, budgets, and board minutes. Read them.

Sellers, if you miss a levied or pending assessment on the contract's Condo Rider, you can owe it in full at closing.
We wrote a plain-English guide for both sides of the deal, and here is the link:
https://www.landmarksignaturerealty.com/blog/florida-condo-special-assessments-2026

Afraid to sign up for a credit card? An account that offers rewards might be worth it.

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South Florida homeowners, two 2026 cost stories are getting mixed up, so here is the honest split.

Your Citizens insurance probably dropped, roughly 11 to 13 percent for most Palm Beach, Broward, and Miami-Dade homeowners, and it lands at renewal. That part is real and happening now.

The property tax change is not the law. It is a proposed amendment on the November 3 ballot that needs 60 percent to pass. If it passes, the homestead exemption rises in 2027 and 2028, but only for non-school taxes.

Full tri-county breakdown linked below. Make your home decisions based on what is settled, not the headlines.

Read more: https://www.landmarksignaturerealty.com/blog/south-florida-homeowner-costs-2026

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Florida's property tax vote is now official, and it is on your November ballot.

On June 2, the Legislature passed a constitutional amendment that, if 60 percent of voters approve it, raises the homestead exemption to 150,000 dollars in 2027 and 250,000 in 2028 on the non-school part of your bill. School taxes stay. The non-homestead cap drops from 10 to 5 percent.

The catch for newcomers: anyone who becomes a Florida resident after December 31, 2026 only gets the current exemption for their first five years.

Nothing on your bill changes before the vote. But if you own in Palm Beach, Broward, or Miami-Dade and you are thinking about selling, the timing conversation is worth having now. Full breakdown for all three counties at the link:
https://www.landmarksignaturerealty.com/blog/florida-property-tax-amendment-2026

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Florida's property tax picture changed this week. A special session starts Monday, June 1, and the proposal on the table would raise the homestead exemption to 250,000 dollars on primary residences. The state estimates that would mean zero property tax for about 60 percent of homeowners.

Important part most posts skip: nothing has changed yet. Homeowners in Palm Beach, Broward, and Miami-Dade still pay current rates in 2026, and it only applies to primary homesteaded homes, not second homes or rentals.

If you have been waiting to list, this is worth understanding. Lower carrying costs plus tight tri-county inventory usually push prices up. We broke down the full timeline and what it means for sellers.

https://www.landmarksignaturerealty.com/blog/florida-property-tax-amendment-2026

Although there are many challenges millennials face when building a credit history, here are a few solutions.

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