Florida voters approved Amendment 3 on November 3, 2026. The measure drew about 62% of the vote in unofficial results reported by CBS12, clearing the 60% approval every change to the Florida Constitution needs. It takes effect January 1, 2027.
Amendment 3 changes how much of a home’s value is subject to property taxes, who qualifies for the larger break and how fast assessments can climb on second homes and rentals. For anyone buying, selling or holding Florida real estate, the details carry more weight than the headline. Below is a plain-language breakdown of what changed, what did not and the questions to ask before a move.
Key Takeaways
- Florida voters approved Amendment 3 on November 3, 2026, with about 62% of the vote in unofficial results, and it takes effect January 1, 2027.
- Amendment 3 raises the Florida homestead exemption on non-school property taxes to $150,000 in 2027 and $250,000 in 2028, up from a maximum of $51,411 in 2026.
- Florida school property taxes are not affected by Amendment 3; the $25,000 school-tax homestead exemption stays the same.
- Homebuyers who are not Florida residents on December 31, 2026, receive the existing homestead exemption first and the larger Amendment 3 exemption beginning in their fifth year of exemption.
- Amendment 3 lowers the annual assessment cap on Florida second homes, rentals and other non-homestead property from 10% to 5% for non-school taxes.
- Florida's Save Our Homes cap and homestead portability for sellers are unchanged by Amendment 3.
What Does Amendment 3 Change?
The official ballot title is “Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments.” The amendment has four main parts:
- A much larger homestead exemption for non-school property taxes
- A phase-in period for people who were not Florida residents at the end of 2026
- A lower annual assessment cap on non-homestead property such as second homes and rentals
- A list of approved uses for county and city property tax revenue
A Larger Homestead Exemption
A homestead exemption takes a set dollar amount off the assessed value of a primary residence before property taxes are calculated. Under current law, the maximum Florida homestead exemption for the 2026 tax year is $51,411, according to Florida Department of Revenue figures cited by NBC Miami. Only the first $25,000 of that applies to school taxes.
Amendment 3 raises the exemption for all non-school taxes to $150,000 in 2027 and $250,000 in 2028. After 2028, the amount adjusts for inflation. NBC Miami gives a simple example: on a home with a $300,000 taxable value, a $250,000 exemption leaves $50,000 subject to non-school taxes.
Florida Homestead Exemption Under Amendment 3
Maximum exemption for a qualifying Florida resident, by tax type and year
| Tax year and tax type | Maximum exemption | Relative size |
|---|---|---|
| 2026, non-school taxes (current law) | $51,411 | |
| 2027, non-school taxes | $150,000 | |
| 2028, non-school taxes | $250,000 | |
| All years, school taxes | $25,000 |
Sources: Florida Department of Revenue figures as reported by NBC Miami; Amendment 3 ballot language. After 2028 the non-school exemption adjusts for inflation. Residents who were not living in Florida on December 31, 2026, start with the existing exemption.
School Taxes Stay the Same
School district taxes are outside the scope of Amendment 3. The $25,000 school-tax exemption does not change, so school taxes are still charged on the rest of a home’s assessed value. A homestead assessed at $400,000 still has $375,000 of value subject to school taxes in 2027 and 2028.
Tax Bills Can Still Move
A bigger exemption lowers taxable value. It does not freeze a tax bill. Local millage rates can still change, and non-ad valorem assessments such as many fire, stormwater and solid waste fees are not reduced by a homestead exemption, according to the Polk County Property Appraiser. Counties and cities may also choose to offer larger exemptions on their own levies.
Actual savings depend on local tax rates, so the same exemption can save different amounts in different counties. Property classification, assessed value and ownership history all change the result, which is why a property-specific estimate from the county property appraiser is the most reliable number.
Timing matters too. The Hamilton County Property Appraiser notes the change would first show up on the August 2027 Notice of Proposed Property Taxes, often called the TRIM notice, and on tax bills delivered in November 2027.
Limits on How Local Governments Spend Property Taxes
Amendment 3 also lists what counties and cities can use property tax revenue for: public safety, education and schools, infrastructure, natural resources, bond debt service, employee retirement benefits and operations and administration. Other spending can still be approved by county officers or local governing bodies unless state law prohibits it, according to NBC Miami. These limits apply to county and city budgets rather than to individual tax bills.
See How Amendment 3 Changes Your Taxable Value
Enter a homestead's assessed value to compare the share of value subject to non-school property taxes under current law and under Amendment 3. For example, a Florida homestead assessed at $400,000 has $348,589 of taxable value for non-school taxes in 2026, $250,000 in 2027 and $150,000 in 2028.
| Year | Non-school taxable value | School taxable value |
|---|---|---|
| 2026 (current law) | $348,589 | $375,000 |
| 2027 (Amendment 3) | $250,000 | $375,000 |
| 2028 (Amendment 3) | $150,000 | $375,000 |
This estimate shows taxable value only, not a tax bill. It assumes a qualifying homestead held by a Florida resident as of December 31, 2026, and leaves out other exemptions, local add-on exemptions and inflation adjustments. Your county property appraiser has the official figures.
What Amendment 3 Means for Homebuyers
For buyers, the biggest variable is residency status on one specific date: December 31, 2026.
Buyers Who Already Live in Florida
Florida residents as of December 31, 2026, can receive the expanded exemption once they meet the usual homestead requirements. A current resident who buys a new primary home still has to apply for the homestead exemption with the county property appraiser. In Florida the filing deadline is March 1 of the tax year, and the exemption is based on ownership and residency as of January 1.
The purchase price still matters. A new owner’s home is assessed at market value in the first year, so a buyer moving up in price can still see a higher bill than the seller paid, even with the larger exemption.
Buyers Moving to Florida From Another State
People who were not Florida residents on December 31, 2026, receive the existing homestead exemption when they first qualify. The larger Amendment 3 exemption begins with their fifth year of exemption, to the extent the U.S. Constitution permits, according to the ballot language. An analysis from CRI adds that starting in 2030, a county or city could shorten that wait for its own levies with a two-thirds vote of its governing body.
Anyone relocating should keep residency records complete and consistent, such as a Florida driver’s license, voter registration and vehicle registration. Accounting firm Kaufman Rossin also notes the Legislature still has to pass implementing legislation, so some details could be refined. Some situations are not spelled out yet, such as how the cutoff applies to former residents returning to Florida or owners who were temporarily away on December 31, 2026, according to CRI. Anyone in one of those situations can check with their county property appraiser as guidance is released.
Reading the Tax Line on a Listing
The annual property tax shown on a listing reflects the current owner’s exemptions and years of Save Our Homes protection. A buyer’s first bill can look very different. Before making an offer, run the numbers with the county property appraiser’s estimator using the expected purchase price, not the seller’s last bill.
Buyers of Second Homes and Investment Property
Second homes, rentals and other non-homestead property do not receive the homestead exemption. What changes is the cap on yearly increases in assessed value for non-school taxes, which drops from 10% to 5%. The cap limits assessed value, not the final bill, and the property is still reassessed at full market value after a sale. School taxes on non-homestead property remain uncapped. Owners weighing whether to keep a current home as a rental when they move now have a lower cap in the math.
What Amendment 3 Means for Home Sellers
Most of the protections Florida sellers count on did not change.
Save Our Homes and Portability Still Apply
The Save Our Homes cap still limits annual increases in a homestead’s assessed value to 3% or the rate of inflation, whichever is lower. Portability also stays in place. A homeowner who sells and buys another Florida homestead can still transfer up to $500,000 of accumulated Save Our Homes savings to the new home. The Hamilton County Property Appraiser confirms the amendment does not change Florida’s portability provisions.
Selling and Buying Again Inside Florida
Sellers who stay in Florida can pair portability with the larger exemption on their next homestead. That can matter for long-time owners thinking about downsizing before or after retirement, since the savings they built up do not disappear with the sale.
Selling a Second Home or Rental
The 5% cap protects the owner while they hold the property. Once it sells, the buyer’s assessment resets to market value. Sellers of non-homestead property can share that fact with buyers up front so the expected tax cost is clear from the start.
Answering Buyer Questions
Buyers will ask what taxes will look like. Sellers can point them to the county property appraiser instead of quoting their own bill, and share known details about the home’s flood zone, insurance and other carrying costs. For coastal and low-lying homes, a guide on how to sell a house in a flood zone covers the disclosures buyers expect.
What Amendment 3 Does Not Change
- School taxes and the $25,000 school-tax exemption
- The Save Our Homes 3% or inflation cap on homesteads
- Portability of up to $500,000 in Save Our Homes savings
- Existing personal exemptions for seniors, widows and widowers, veterans and people with disabilities, according to the Polk County Property Appraiser
- Non-ad valorem assessments and fees
What Concerns Were Raised About Amendment 3?
Amendment 3 also had opponents, and the concerns they raised are useful context for owners. Before the vote, a coalition of local elected officials, civic groups, policy experts and law enforcement representatives warned that lower property tax collections could force cuts to local services, according to Suncoast Searchlight, and the Florida Sheriffs Association said reduced revenue could affect public safety funding, according to NBC Miami. Estimates cited by NBC Miami put the loss for Coral Springs alone at about $14.5 million in 2028 and $26.8 million in 2029. A homestead exemption lowers taxable value but does not cap millage rates, so local governments facing a shortfall can raise rates, and a higher rate applies to second homes, rentals and commercial property that do not receive the exemption. Renters do not receive a homestead exemption, so they see no direct savings, and buyers who arrive after 2026 can wait up to five years for the full exemption, which can leave neighbors in similar homes with different tax bills.
Questions to Ask Before You Buy or Sell
- Was I a Florida resident on December 31, 2026, and can I document it?
- Will this home be my homestead, a second home or a rental?
- What will the assessed value be after the sale, based on the purchase price?
- Do I have Save Our Homes savings I can transfer with portability?
- What are the local millage rates and non-ad valorem fees for this address?
Property taxes are one piece of the cost of owning a home in Florida. A local REMAX agent can walk through recent sales and carrying costs in a specific neighborhood, while the county property appraiser and a tax professional can answer questions about exemptions and residency. This article is for general information only and is not tax or legal advice.
Frequently Asked Questions
What is Florida Amendment 3?
Florida Amendment 3 is a 2026 change to the Florida Constitution that raises the homestead exemption on non-school property taxes to $150,000 in 2027 and $250,000 in 2028, sets a five-year phase-in for people who were not Florida residents on December 31, 2026, lowers the annual assessment cap on non-homestead property from 10% to 5% for non-school taxes and limits how counties and cities can spend property tax revenue.
Did Florida Amendment 3 pass?
Yes. Florida voters approved Amendment 3 on November 3, 2026, with about 62% of the vote in unofficial results, above the 60% required to amend the Florida Constitution.
When does Florida Amendment 3 take effect?
Amendment 3 takes effect January 1, 2027. Florida property appraisers expect the change to first appear on the August 2027 Notice of Proposed Property Taxes and the tax bills mailed in November 2027.
Does Amendment 3 lower school property taxes in Florida?
No. Amendment 3 applies only to non-school property taxes. The $25,000 homestead exemption for school taxes stays the same, so school taxes are still charged on the rest of a home's assessed value.
Do new Florida residents get the higher homestead exemption?
Not right away. Homebuyers who were not Florida residents on December 31, 2026, receive the existing homestead exemption when they first qualify, and the larger Amendment 3 exemption begins with their fifth year of exemption.
Does Amendment 3 change Save Our Homes or portability?
No. The Save Our Homes cap still limits yearly increases in a homestead's assessed value to 3% or the rate of inflation, whichever is lower, and homeowners can still transfer up to $500,000 of accumulated Save Our Homes savings to a new Florida homestead.
How does Amendment 3 affect second homes and rental properties in Florida?
For non-school taxes, Amendment 3 lowers the cap on yearly assessment increases for second homes, rentals and other non-homestead property from 10% to 5%. The property is still reassessed at market value after a sale or change of ownership, and school taxes on non-homestead property remain uncapped.
