Hallandale Beach, Florida

HJR 1 Homestead-Exemption Tax-Base Exposure

Broward County . 2025 final assessment roll

Snapshot

HJR 1 exposure at full $250,000 phase-in (2028)	10.8%
Exposure at the $150,000 step (2027)	7.0%
Exposure band	Low exposure
Total parcels	25,253
Total residential housing units	27,400
Owner-occupied (homestead) units	30.4%
Out-of-state owned units	25.6%
Florida-owned non-homestead units	43.9%
Archetype	Renter-Heavy

The Hallandale Beach read

Hallandale Beach carries the Renter-Heavy archetype. A majority of the residential housing here is not owner-occupied: with only 30.4% of units homesteaded, owner-occupancy is a minority tenure, and most of the non-owner stock is held by Florida-based landlords and in-state second-home owners rather than absentee outside investors. This is a local-ownership rental market, not an absentee one. Of 27,400 residential housing units, 30.4% are owner-occupied, 25.6% are owned by out-of-state owners, and 43.9% are non-homestead but Florida-owned.

At full $250,000 phase-in in 2028, HJR 1 exposure sits at 10.8%, with the 2027 step landing at 7.0%. Exposure runs lower than a homeowner town because the amendment only helps homestead owners, and most units here are non-homestead. The insulation is real, but it reflects a community where most residents rent rather than own — that is a housing and ownership signal, not simply a fiscal win. Among ranked Florida cities, Hallandale Beach ranks 339 of 404 by exposure, placing it well toward the low end of the statewide distribution.

Land-use composition

Share of taxable value by category, Hallandale Beach, 2025 roll:

Land-use category	Share of value	% of parcels out-of-state	% of value out-of-state
Residential	74.2%	29.0%	26.7%
Commercial	11.1%	10.7%	8.6%
Multifamily	8.5%	5.7%	10.7%
Industrial	2.0%	3.2%	15.4%
Other/Vacant	1.8%	1.6%	2.8%
Govt/Public	1.4%	2.9%	3.1%
Institutional	0.8%	0.0%	0.0%
Agricultural	0.2%	0.0%	0.0%

What the exposure band means

Band: Low exposure. The base is already substantially non-homestead. The amendment is a manageable headwind. Focus on protecting the diversified base that provides the insulation.

Looking ahead

Neither of the following changes the exposure figure above; both shape how Hallandale Beach grows its base after the amendment takes effect.

First, beginning January 1, 2027, the annual assessment-increase cap on non-homestead property drops from 10% to 5%, covering commercial and industrial real property and small residential rentals of nine units or fewer. Because capped values can rise only 5% per year, the main path to growing taxable value in these categories is transactions: a sale or change of control resets assessed value to market, so transaction velocity matters more to base growth than it did under the old cap.

Second, new Florida residents who did not maintain a Florida permanent residence as of December 31, 2026 phase into the larger exemption over five years rather than receiving it immediately. This cannot be read from the roll, so all exposure figures here assume full application of the exemption. Near-term exposure could run slightly lower than modeled in places with many recent arrivals still inside their five-year window.

Where the opportunity is

These recommendations are based solely on the tax roll’s land-use composition. They do not account for whether local land development regulations and zoning permit the described uses, whether there is local obstruction, or the political dynamics that typically decide what actually gets approved. This is a starting point for a conversation, not a development plan.

With 74.2% of taxable value sitting in residential and 8.5% in multifamily, the base leans heavily on housing. Commercial at 11.1% is above the threshold where it becomes the single biggest lever, but it is not deep enough to carry the city through a sustained period of residential value compression. The first priority is to deepen commercial value along existing corridors and the commercial core, directing new retail, mixed-use, and service employment uses to arterial frontage and underutilized commercial land rather than converting residential parcels.
Multifamily rental at 8.5% of value is the second lever. Rental is non-homestead and already the dominant tenure in Hallandale Beach, so well-managed rental and missing-middle housing adds taxable base without displacing residents. Supporting that stock — particularly along corridors where density is already present — grows the non-homestead base in the category the amendment does not touch.
Industrial at 2.0% of value is thin. Light-industrial and employment uses on appropriate sites, particularly where Other/Vacant parcels (1.8% of value, 685 parcels) sit near industrial corridors, represent a lower-profile but durable base-building move. Industrial value is non-homestead, tends to be transaction-driven, and benefits directly from the reset-to-market dynamic the new 5% cap creates.
Where resident stability and ownership are community goals, any push toward owner-occupied housing should be treated as a community-values decision, not a tax-base strategy. New owner-occupied homestead units are the one category the amendment exempts, so they do not strengthen the fiscal base. Pair any such effort with anti-displacement measures given the rental-dominant character of the city.

Watch-out: Renter-heavy with mostly Florida landlords is a local rental market, not absentee ownership — do not describe it as outside-owned. A high rental share at modest values still usually signals an affordability and local-wealth issue, not a tax-base achievement. The low exposure number here is structural insulation, not evidence that the housing market is working well for residents.

Source and scope

All figures are computed from the Florida Department of Revenue 2025 final assessment roll, the most recent certified roll in the state’s possession. The roll is used as a structural proxy for tax-base composition, not as a dollar forecast for any specific budget year. HJR 1 / CS-HJR 1F is on the November 2026 ballot; the 2026 roll is the assessment roll in place when voters decide. If the amendment passes, the first roll affected is the 2027 roll (the $150,000 step), with full $250,000 phase-in on the 2028 roll. When the 2026 and later rolls are certified, the analysis re-runs on the new data.

Ownership shares are measured on a residential-unit basis. The out-of-state figure is a mailing-address proxy: it counts units whose owner’s mailing-address state in the roll is a non-Florida state or country. It undercounts true outside ownership (an out-of-state owner using an in-state LLC address counts as Florida) and does not prove where an owner actually lives. This is a land-use-composition starting point, not a full fiscal, economic, or legal analysis.