By Jessica Schwartz, REALTOR® & Loan Originator · November 4, 2026
Florida voters approved Amendment 3 on November 3 with about 62% of the vote in unofficial returns, above the 60% it needed. Here is what that means for property owners, buyers and sellers from Port St. Lucie to Palm Beach Gardens, what stays the same, and what still has to be worked out.
- The non-school homestead exemption is set to rise to $150,000 in 2027 and $250,000 in 2028.
- School taxes aren’t part of that increase, and your 2026 tax bill doesn’t change.
- The yearly cap on assessment increases for non-homestead property drops from 10% to 5% for non-school taxes.
- People who become Florida permanent residents after December 31, 2026 start with a smaller exemption.
- Results become official when the state certifies them, due by November 17. Implementing laws are still to come.
What changes
I covered the proposal in detail in my Amendment 3 explainer before the vote. Here are the main changes side by side:
| Item | 2026 | 2027 | 2028 |
|---|---|---|---|
| Homestead exemption, non-school taxes | Up to $51,411 | Up to $150,000 | Up to $250,000 |
| Homestead exemption, school taxes | $25,000 | $25,000 | $25,000 |
| Non-homestead assessment cap, non-school taxes | 10% a year | 5% a year | 5% a year |
Starting in 2029, the larger homestead exemption adjusts each year for inflation. Counties and cities will also have a list of purposes for property tax revenue, including public safety, education, infrastructure, natural resources, debt service, retirement obligations, and operations and administration.
What stays the same
- Your 2026 bill. The November 2026 tax bill is under current law.
- Save Our Homes. Annual increases in assessed value on existing homesteads stay limited to 3% or the change in CPI, whichever is less.
- Portability. The rules for moving your Save Our Homes benefit to a new Florida homestead haven’t changed.
- Other exemptions. Senior, veteran, disability, and widow or widower exemptions weren’t changed.
- Non-ad valorem charges. Homestead exemptions don’t reduce assessments such as solid waste, stormwater or CDD fees.
What could it mean on a tax bill?
That depends on your assessed value and local tax rates, which are set each year. As simple math only, take a homesteaded property assessed at $250,000 or more with a non-school rate of 10 mills, or $10 per $1,000 of taxable value. If that rate stayed the same, the higher exemption would lower the bill by about $986 in 2027 and about $1,986 in 2028 compared with today’s exemption.
That is an illustration, not a savings estimate. Your actual rate will be different, and local governments can change their rates. Your property appraiser’s office is the best place to see your numbers once updated tools are available.
Dates to know
- November 17, 2026: State deadline to certify official results.
- December 31, 2026: The permanent residency date for the new-resident rule below.
- January 1, 2027: Amendment 3 takes effect.
- March 1, 2027: The usual deadline to apply for a 2027 homestead exemption. You generally need to own and live in the home as your permanent residence on January 1.
- August 2027: TRIM notices show proposed taxes.
- November 2027: The first tax bills that reflect the change.
- January 1, 2028: The non-school exemption rises to $250,000.
If you are moving to Florida
This is the part I’d look at first if you are planning a move. People who aren’t Florida permanent residents as of December 31, 2026 start with a $50,000 non-school exemption. They become eligible for the larger amount in their fifth year. The amendment applies this to the extent permitted by the U.S. Constitution, and a court challenge is possible.
County property appraisers have said people who establish residency by December 31, 2026 can receive the higher amount when they later buy a home and apply for homestead. Residency and homestead are separate questions, though, and implementing details are still pending. If your move is close to that date, talk with your county property appraiser and a Florida attorney. My relocation guides can help with the rest of your planning.
What it means if you own, buy or sell
- Homesteaded owners. Keep your exemption current and watch your August 2027 TRIM notice. Non-ad valorem charges and school taxes will still be on your bill. My homestead exemption guide covers the basics.
- Second-home owners and investors. You don’t get the larger exemption. The lower cap slows growth in assessed value for non-school taxes, but it doesn’t change tax rates.
- Buyers. Don’t budget from the seller’s tax bill. Assessed value generally resets after a sale, and the seller’s exemptions may not match yours. Estimate your own taxes before you commit to a payment.
- Sellers. Buyers may ask how this affects a home’s taxes. A current estimate from the property appraiser is more useful than a guess, and my seller guide covers other questions to prepare for. I won’t predict what this does to home prices, because it’s too early to know.
What is still unknown
Lawmakers still need to pass implementing laws, so some details could change how this works in practice. Actual savings can’t be determined until those laws are in place and local rates are set.
Local budgets are the other open question. The state’s estimating conference projected local property tax losses of nearly $5 billion in 2027, rising to nearly $12 billion by 2031, assuming current tax rates. The City of Port St. Lucie estimated a loss of $48.4 million over the first two years and listed service changes, new or higher fees and higher tax rates among possible responses. The city described its current cost controls as preparation, not confirmed cuts. Each local government will make those decisions through its own budget process.
Other local results that touch property owners
These are also based on unofficial returns:
- St. Lucie County: Voters approved renewing the half-cent infrastructure sales tax, continuing 1 mill for school district operations and expanding the Mosquito Control District. In Port St. Lucie, a straw poll on solid-waste pickup was not approved, and Steven Giordano was elected mayor.
- Stuart: Voters approved a measure on the sale or lease of city-owned ballfields and rescinded a 2011 referendum on the Haney Creek Preserve parcel.
- Palm Beach County: Voters approved up to $280 million in parks bonds, up to $175 million in library bonds within the library district, and a four-year renewal of the 1-mill school tax. Bond repayment through property taxes is expected to start no earlier than fiscal year 2030.
I’ll keep following local decisions on my Treasure Coast local news page. For your own property, please confirm the details with the St. Lucie, Martin or Palm Beach County property appraiser.
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General information, not legal, tax, insurance or financial advice. Not a commitment to lend; all loans subject to credit approval and underwriting. Jessica Schwartz, REALTOR® & Broker Associate, RE/MAX Gold. Each RE/MAX office is independently owned and operated. Loan Originator NMLS #2704014, RMI Brokers, Inc. dba One Brokerage, NMLS #2142653. Equal Housing Opportunity.