November 2026 brings a historic property tax change that every Florida homeowner should know about, a formal enforcement action against one of Brickell's most watched condo buildings, an approaching insurance deadline that could put Citizens policyholders at risk of non-renewal, and a housing fund, code deadline, and housing affordability update that round out a busy month for Miami-Dade residents. Here is a rundown of the nine most important stories from October 16 through November 15, 2026.
1. Florida Amendment 3 Approved November 3 -- Homestead Exemption Rising to $150,000 in 2027, $250,000 in 2028
Florida voters approved Amendment 3 on November 3, 2026, with 62 percent of the statewide vote. In Miami-Dade, the amendment received more than 65 percent support. The measure raises the non-school homestead exemption from approximately $51,000 to $150,000 for the 2027 tax roll, and to $250,000 for the 2028 tax roll, with inflation adjustments each year after that.
For Miami-Dade homeowners, the Miami-Dade Property Appraiser's office has projected average tax savings of approximately $1,700 in 2027 and $2,700 in 2028, based on current millage rates. School taxes are not affected by the amendment. The exemption from school levies remains unchanged at $25,000.
The amendment also reduces the annual cap on assessment increases for non-homestead properties, including rental properties, commercial parcels, and second homes, from 10 percent to 5 percent. Homeowners who do not establish Florida residency by December 31, 2026 will start at the current exemption level when they eventually qualify and will not reach the full increased exemption until their fifth year of homestead. Implementing legislation from the Florida Legislature is still pending and will determine the final details of the phase-in. Miami-Dade County estimates the amendment will reduce local government revenue by approximately $385 million in its first year.
2. City of Miami Cites Club at Brickell Bay for Operating as an Illegal Hotel -- December 9 Enforcement Hearing Scheduled
The City of Miami issued a formal citation to Club at Brickell Bay on October 23, 2026, accusing the 643-unit tower at 1200 Brickell Bay Drive of operating as an unlicensed transient lodging establishment. Code inspectors found that an estimated 300 to 500 units in the building were listed on short-term rental platforms, while the building's zoning classification permits only 30 units to operate as short-term rentals at a time.
The citation gave the building association 10 days to come into compliance. If the association does not resolve the violations within that window, board members may be summoned to a code enforcement hearing tentatively scheduled for December 9, 2026. Fines of up to $5,000 per day can be assessed if the association is found in violation at the hearing. Five prior individual citations issued to operators within the building were dismissed after hosts temporarily removed their listings from rental platforms, then relisted them after the citations closed.
District 2 Commissioner Damian Pardo is advancing a proposed ordinance to create a mandatory city-wide registry for all short-term rental operators, which would allow the city to track compliance without relying on inspection-driven enforcement. A Florida state law enacted in 2011 limits the ability of local governments to impose new restrictions on short-term rentals, which constrains what future ordinances can require. Read more about the Brickell Bay enforcement action on the website.
3. Hurricane Isaias Reaches 68,000 Claims and $735 Million in Florida Insured Losses -- Homeowners Have 1 Year From the Date of Loss to File New Claims
Hurricane Isaias made landfall in the Florida Panhandle in October 2026, generating approximately 68,000 insurance claims across the state and an estimated $735 million in insured losses, according to Florida Office of Insurance Regulation data as of November 10, 2026. The storm's direct impact was concentrated in the Panhandle counties of Santa Rosa and Escambia, which together account for the majority of claims filed. Industry analysts have characterized the losses as comparable in scale to Hurricane Sally in 2020.
About 21 percent of claims have been closed without payment as of early November, most because the cost of damage fell below the policy deductible. Homeowners with open or unfiled claims should be aware that under Florida Statute 627.70132, new property insurance claims must be filed within 1 year of the date of loss, and supplemental claims within 18 months. Standard homeowners policies do not cover flood damage or storm surge; policyholders who sustained flood-related losses need separate NFIP or private flood coverage to have those damages covered. South Florida was not in Isaias's direct path, but the claims process and filing deadlines apply to all Florida homeowners who sustained damage from the storm.
4. Citizens Insurance Flood Coverage Becomes Mandatory for All Personal Residential Policies With Wind Coverage by January 1, 2027
The final and broadest phase of Florida's mandatory flood insurance requirement for Citizens Property Insurance Corporation policyholders takes effect January 1, 2027. Under Florida Statute 627.715, enacted by the Legislature in 2022, all Citizens personal residential policies that include wind coverage must carry qualifying flood coverage by that date. Prior phases targeted higher-value homes beginning in 2024, with each successive phase covering lower value thresholds. The January 1, 2027 step extends the mandate to all remaining Citizens personal-residential wind policies regardless of home value or flood zone.
The National Flood Insurance Program carries a standard 30-day waiting period before coverage becomes effective. That means policyholders who have not yet obtained qualifying flood coverage and whose Citizens policy renews on or after January 1, 2027 need to act in early December 2026 to avoid a coverage gap. Condo unit-owner contents-only policies are specifically exempt from the mandate. Homeowners who fail to maintain qualifying flood coverage risk non-renewal of their Citizens property policy. Citizens' official flood page confirms the requirement applies in all flood zones, including Zone X, which covers most of unincorporated Miami-Dade County. Private flood policies can exceed NFIP's $250,000 building coverage cap, which matters for Miami homes valued above that threshold.
5. Miami-Dade Approves $10 Million to Keep At-Risk Households in Their Homes Through 2029
The Miami-Dade County Commission voted on October 20, 2026 to approve Resolution R-888-26, allocating $10 million to the Right at Home Homeless Prevention Initiative for fiscal years 2026-2027 through 2028-2029. The funding is structured as a grant agreement combining $7 million from the Destination: Home SV program with $3 million from the county's local food and beverage tax. The initiative's goal is to assist at least 1,000 households at risk of losing their housing over the three-year period.
Service providers receiving funds under the initiative include MDG Associates, the county's Department of Community Services, Chapman Partnership, Legal Services of Greater Miami, and Fundacion Hermanos de la Calle. Agreements with providers are being finalized. An August 2026 Miami-Dade Homeless Trust count found 3,748 homeless individuals countywide, an increase of approximately 5 percent from the prior year. The county's affordable housing deficit for households earning up to 80 percent of area median income has grown to more than 118,000 units.
6. Miami-Dade Tax Collector Now Accepts Bitcoin for Property Tax Payments -- 4 Percent Discount Still Applies in November
Miami-Dade Tax Collector Dariel Fernandez announced on November 9, 2026 that property owners in the county can now pay their property taxes using Bitcoin. The option is available online immediately and at Tax Collector offices in person starting November 19, 2026. A third-party processor converts the Bitcoin to dollars before the funds reach the county, meaning Miami-Dade does not hold, invest in, or manage cryptocurrency at any point. All existing payment methods, including bank accounts, credit and debit cards, checks, and cash, remain available.
The 4 percent early-payment discount for November applies to Bitcoin transactions under the same schedule as all other payment methods. The discount drops to 3 percent in December, 2 percent in January 2027, and 1 percent in February 2027, with the full amount due in March 2027. The option is limited to property taxes only. It does not extend to other Miami-Dade fees, fines, or licenses. Property owners should be aware that using Bitcoin to make a payment is considered a disposition of the asset under federal tax rules and may trigger a capital gain or a capital loss depending on the owner's cost basis. Fernandez described the change as part of an effort to modernize public payment options. For payment details and office locations, visit the Tax Collector's website at mdctaxcollector.gov or call 305-375-5448.
7. Miami-Dade Commission Considers 99-Year Rent-Free Land Lease for 800 Affordable and Workforce Apartments at West Dade Government Center Site
The Miami-Dade County Commission was asked on October 20, 2026 to approve a 99-year rent-free land lease covering 5.85 acres of county-owned land at 9250 W. Flagler Street, located adjacent to the West Dade Government Center. In exchange for the rent-free lease, a developer would construct approximately 800 affordable and workforce housing apartments on the site. The proposal operates under the Florida Live Local Act framework, which allows qualifying affordable housing projects to bypass traditional public hearing requirements and obtain administrative approval, significantly shortening the entitlement timeline for developments that meet affordability thresholds.
The proposal comes as Miami-Dade's affordable housing deficit for households earning up to 80 percent of area median income has grown beyond 118,000 units, while Live Local Act projects approved under the program primarily serve households earning up to 120 percent of AMI rather than the lower-income tiers where the shortage is most acute. In a separate October 2026 development, the Omni Community Redevelopment Agency broke ground on an 11-unit affordable residential project at 1433-1435 NW 1st Court, with 10 of the 11 units designated as affordable housing. The Dulce Vida mixed-income rental development in Allapattah, which broke ground in February 2026, is expected to deliver 230 apartments in 18 to 24 months.
8. Florida Building Code 9th Edition Takes Effect December 31, 2026 -- All New Permit Applications Must Comply
The Florida Building Code Ninth Edition, commonly referred to as the 2026 Edition, becomes the mandatory standard for all building permit applications submitted in Miami-Dade County on or after December 31, 2026. Miami-Dade County's Building Department has confirmed that applications submitted through the online portal after 4 p.m. on December 30, 2026 will be reviewed under the new edition. Projects that are currently in plan review under the previous 8th Edition can continue under those standards as long as the permit application was submitted before the cutoff and has not expired.
Homeowners and contractors with expired permit applications filed before December 30, 2026 may request a time extension from the Building Official's Office. Extensions of up to 180 days can be granted if the application was not abandoned and was being actively pursued. Requests must be submitted in writing with an explanation, no later than 180 days after the expiration date. Applications that do not qualify for an extension will require a new process number, new up-front fees, and plans compliant with the 2026 FBC. Contractors using the county's pre-approved Cookie Cutter or Master Model programs should begin updating those models now to avoid delays in permit issuance after December 31.
9. Miami-Dade Affordable Housing Deficit Grows to 118,000 Units as County Bets on ADUs and Institutional Partnerships
Miami-Dade County needs more than 118,000 additional affordable housing units to meet demand from households earning up to 80 percent of area median income, according to county data cited in reporting from October 2026. The deficit persists even as Live Local Act developments add supply, because the majority of those projects target households earning up to 120 percent of AMI rather than the lower-income tiers where the shortage is most concentrated. Households with the lowest incomes and cost burdens are increasingly leaving the county as costs remain above what local wages can sustain.
To address the gap, Miami-Dade is pursuing accessory dwelling units as a scalable, distributed approach to adding housing on existing residential lots throughout the county, backed by a partnership of approximately 40 institutions. A pending state bill, SB 48/HB 313, would require all Florida local governments to adopt an ordinance allowing ADUs by right in areas zoned for single-family homes by December 1, 2026, though that legislation's final status had not been confirmed at the time of this report. The county is also administering several homeownership development programs through its surtax and SHIP funding streams, with an open rolling application cycle for qualified affordable housing developers.
That is your November Mid-Month 2026 Miami Homeowner Real Estate Report. From Amendment 3's historic property tax savings to approaching insurance and building code deadlines, there is a lot affecting Miami homeowners and residents before year-end. If you found this report useful, subscribe to receive the next one directly in your inbox -- every month, the most important real estate news for Miami homeowners, delivered straight to you.
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