261 Osprey Preserve

The Investment

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261 Osprey Preserve · Jensen Beach, Florida

What Florida changes

Chapter 1

Your taxes

Your state income tax

The total tax line on last year's state return is the closest figure you have.

How you'd use 261

Move here: 261 becomes your permanent home, and with it the homestead exemption.

How long you'd own it

Every total over time on this page uses it: the receipt, the math and Season vs. Own.

If you itemize, losing the state income tax deduction raises your federal tax a little. This estimates that offset.

$356,570 is 261's just value on Martin County's 2026 preliminary roll. The appraiser revalues after a sale, so you can enter a different figure.

    If you itemize, this assumes you keep itemizing after the move.

    261's property tax, per year

    261's numbers

    261 has a Jensen Beach mailing address, but it sits inside Stuart city limits, so it's taxed as City of Stuart property. The 2025 bill was $6,628. A buyer's first bill resets to the new just value: about $6,368 a year without homestead, about $5,611 with it. Martin County sets 2026 rates in the fall; these use 2025's.

    Rates and values

    1. Just value, 2026 preliminary roll$356,570
    2. 2025 millage: school 5.1770 + non-school 12.211317.3883 millsOne mill is $1 per $1,000 of taxable value

    The 2025 bill

    1. $371,530 assessed value × 17.3883 mills$6,460.28
    2. City of Stuart fire assessments$168.15
    3. 2025 bill$6,628.43

    A buyer's first bill, without homestead

    1. $356,570 × 17.3883 mills$6,200.15
    2. Fire assessments$168.15
    3. Without homestead$6,368.30

    With homestead

    1. First $25,000 of valueexemptFrom every levy
    2. Second $25,000taxed
    3. Value above $50,000, up to $26,411exemptFrom non-school levies only. Indexed to inflation since Amendment 5 (2024): $25,000 in 2024, $25,722 in 2025, $26,411 in 2026
    4. School: ($356,570 − $25,000) = $331,570 × 5.1770 mills$1,716.54
    5. Non-school: ($356,570 − $25,000 − $26,411) = $305,159 × 12.2113 mills$3,726.39
    6. Property tax $5,442.93 + fire assessments $168.15$5,611.08
    7. With homestead, about$5,611$757 a year lower than without ($6,368.30 − $5,611.08 = $757.22)

    This uses 2026's $26,411 because a buyer's first homestead year is 2026 or later. With 2025's $25,722 it would be $5,619.49.

    Chapter 2

    Season vs. own

    I winter months at about a month.

    Enter the monthly rent you'd expect to pay for a winter place.

    a winter

    Your rent vs. a down payment

    Down payment on 261

    —

    Pick a down payment to see the amount

    Plus closing costs, not included. List price $449,900.

    The monthly cost of owning 261

    Loan term

    Your rate % a year

    Use 0.1–15%.

    Your rate, not a quote. Excludes PMI and closing costs; rates and approval come from a lender.

    The calculator on the 261 page shows a different monthly total: it uses the seller's 2025 tax bill and the Martin County average insurance premium ($5,993 a year, Florida OIR). Here the tax is 261's tax for the way you'd use it, and insurance is only the figure you enter.

    Connect the dots

    Chapter 3

    Your numbers

    Get your Florida numbers

    A one-page report you can save as a PDF or email to yourself. An estimate, not tax advice.

    Everything here runs on your device: nothing you type is sent or stored by this page. “Email it to myself” opens your own mail app. Details: Privacy.

    Before you decide

    The fine print

    • No state income tax. Florida has no individual income tax and no estate tax (Florida Constitution, Article VII, Section 5).
    • The homestead exemption. $25,000 off the assessed value for every levy, plus a second exemption for non-school levies on value above $50,000: $25,000 when it began, indexed to inflation, $26,411 for 2026 (F.S. 196.031).
    • January 1 and March 1. Own and live in the home on January 1, and apply to the Martin County Property Appraiser by March 1 (F.S. 196.011; how to apply).
    • Save Our Homes. A homestead's assessed value rises no more than 3% a year or CPI, whichever is lower; it resets at a sale, and up to $500,000 of the difference can move to a new Florida homestead within 3 years (F.S. 193.155).
    • Renting a homestead. Rented for more than 30 days a year, two years in a row, a homestead is treated as abandoned and loses the exemption (Martin County Property Appraiser).
    1. Move in

      Buy 261 and make it your permanent home. Owning 261 as a winter home does not change your residency.

    2. Change the paperwork

      Florida driver license and vehicle registration, voter registration, and, if you like, a Declaration of Domicile filed with the Martin County Clerk (F.S. 222.17).

    3. Be home on January 1

      Homestead is decided by where you live on January 1.

    4. Apply by March 1

      File the homestead application with the Martin County Property Appraiser.

    5. File the move year

      Most states expect a part-year resident return for the year you leave, covering income up to the move date.

    Your old state decides when you left

    New York treats you as a resident for the whole year if you keep a permanent place of abode there and spend 184 days or more in the state, and any part of a day counts (New York State Department of Taxation and Finance). If you claim a new domicile, New York expects clear and convincing evidence of the change. California weighs your ties to the state; its guidelines are in FTB Publication 1031. Keep records of where you spend your days.

    On the 2026 ballot: a larger homestead exemption for non-school taxes from 2027, if at least 60% of voters approve. This page computes today's law only.

    Amendment 3 (CS/HJR 1-F) is on Florida's 2026 general election ballot; like every proposed amendment, it needs at least 60% approval to pass. As placed on the ballot, it would raise the homestead exemption for non-school taxes to $150,000 from January 1, 2027 and $250,000 from January 1, 2028, adjusted for inflation after that, and lower the cap on yearly assessment increases for non-homestead property, for non-school levies, from 10% to 5% from January 1, 2027. Anyone who was not a Florida resident on December 31, 2026 would get the increased exemption only from the fifth year of exemption. Sources: CS/HJR 1-F, Florida Senate (enrolled text), Florida Division of Elections, ballot number 3, and the Division's 60% rule. This page computes today's law only and does not model the amendment.

    Does wintering here change my state income tax?

    No. Owning or renting a winter home does not make you a Florida resident, so your home state still taxes your income. "Winter here" shows 261's tax without the homestead exemption, which only applies to a permanent home.

    What happens to the homestead exemption if a homestead is rented out?

    Renting a homestead for more than 30 days a year, two years in a row, ends the exemption in Martin County. For 261, the Osprey Preserve HOA minimum stay is 30 days, so any stay there is 30 days or longer.

    Is mortgage interest part of this estimate?

    No. Federal mortgage interest is deductible on up to $750,000 of home debt if you itemize (IRS Publication 936), wherever you live, so moving does not change it. This page never counts mortgage interest, rental income or yield as a gain.

    What is the SALT cap, and why does it matter here?

    If you itemize, state and local taxes are deductible up to a cap: $40,400 for 2026, reduced by 30% of modified adjusted gross income over $505,000, never below $10,000. The cap returns to $10,000 in 2030. When your state income tax goes away, part of that deduction goes with it, which raises your federal tax a little. "Fine-tune" estimates that offset. 261's fire assessment is not a deductible tax and is left out.

    What about selling the home I leave?

    A gain on real estate is generally taxed by the state where the property is, even after you move, so moving to Florida first does not remove it. Save Our Homes portability only carries value from an earlier Florida homestead.

    Why is my estimate higher than my real tax?

    For states with brackets, the rate hint is the top rate, which overstates most households' tax. "I know what I paid" uses your own number and is the closer estimate.

    Why doesn't the page fill in a mortgage rate or a rent?

    Rates change weekly and depend on you, and winter rents vary by place and month. The rate slot stays empty until you type your own rate, the down payment and loan term are yours to pick, and the rent is yours to enter.

    • State income tax rates as of January 1, 2026: Tax Foundation, State Individual Income Tax Rates and Brackets, 2026 (published February 17, 2026), https://taxfoundation.org/data/all/state/state-income-tax-rates-2026/. Top marginal rates; local income taxes not included.
    • 261's just value, exemptions and tax district: Florida Department of Revenue, 2026 preliminary NAL roll, Martin County: tax authority code 3100, City of Stuart; fire assessments levied by a municipal local government (code 2); non-ad valorem assessments: 2025 roll (Florida DOR Data Portal, read October 5, 2026).
    • 2025 assessed value, bill and millage: Martin County Property Appraiser and Tax Collector, 2025 tax year (pamartinfl.gov).
    • Homestead and Save Our Homes: Florida Constitution Article VII; Florida Statutes 193.155, 196.011, 196.031, 222.17; Martin County Property Appraiser.
    • Second homestead exemption for 2026, $26,411: Florida Department of Revenue, Additional Homestead Exemption Adjustment, revised January 2026 (floridarevenue.com); Florida Department of Revenue, PTO Bulletin 24-20, Amendment 5 annual inflation adjustment (floridarevenue.com).
    • Osprey Preserve and the City of Stuart: the Stuart City Commission approved the Osprey Preserve RPUD in May 2018 and later issued Meritage Homes a stop-work order. Hometown News (Treasure Coast), "Stuart officials haggle over upland restoration", 2021 (hometownnewstc.com).
    • SALT cap: Internal Revenue Code section 164(b), as amended in 2025 (Public Law 119-21). Mortgage interest: IRS Publication 936.
    • Residency: New York State Department of Taxation and Finance; California Franchise Tax Board Publication 1031.
    • Amendment 3: Florida Legislature, CS/HJR 1-F, 2026 Special Session F, enrolled text (flsenate.gov); Florida Division of Elections, initiative and amendment detail, ballot number 3, 2026 (dos.fl.gov), read October 5, 2026.
    • Price $449,900 and HOA $290 a month: Beaches MLS listing B26080349. Monthly payment formula: standard amortization, the same as the calculator on the 261 page.

    This is an estimate for illustration, not tax, legal or financial advice. It uses 2026 state rates from the Tax Foundation and Martin County's 2025 millage; actual taxes depend on your full return, residency, and the appraiser's value after a sale. Talk to a CPA or tax attorney before you move or buy. Maysoon Salah is a real estate agent, not a tax advisor.

    Next step

    Talk it through with Maysoon

    Questions about 261, the homestead timeline or a showing: ask the desk on the 261 page. Bring your CPA's numbers for the tax side.

    Inquire Call

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