By Jessica Schwartz, REALTOR® & Loan Originator · October 21, 2026
Update, November 4, 2026: Florida voters approved Amendment 3 in unofficial returns. Here is what changes and what happens next. The explainer below was written before the vote.
Florida voters will decide Amendment 3 on Nov. 3, 2026. It’s the biggest proposed change to homestead property taxes in years, and it would affect homeowners, buyers, sellers and investors differently. Here’s a plain-language look at what it would and wouldn’t do.
The short version
- Amendment 3 would raise the homestead exemption for non-school property taxes to $150,000 in 2027 and $250,000 in 2028, with inflation adjustments after that.
- You’d still pay school taxes, and the $25,000 school exemption stays the same.
- For rentals, second homes and commercial property, the yearly cap on assessment increases for non-school taxes would drop from 10% to 5%.
- New Florida residents after Dec. 31, 2026, would start with a smaller exemption and get the full amount in their fifth year.
- It needs 60% of the vote to pass. If it passes, it takes effect Jan. 1, 2027, with the first impact on tax bills mailed in November 2027.
What Amendment 3 would change
Today, a Florida homestead gets up to about $51,411 in exemptions for 2026: $25,000 that applies to all property taxes, plus a second exemption that applies only to non-school taxes. Amendment 3 would keep the $25,000 school-tax exemption the same, but greatly increase the exemption for non-school taxes, which include the county, city and special district portions of your bill.
| Current law (2026) | If Amendment 3 passes | |
|---|---|---|
| School taxes | $25,000 exempt | $25,000 exempt (no change) |
| Non-school taxes | Up to about $51,411 exempt | Up to $150,000 in 2027; up to $250,000 in 2028; adjusted for inflation starting in 2029 |
| Non-homestead assessment cap (non-school) | 10% a year | 5% a year |
The amendment also directs the Legislature to set up a process for counties and cities to raise the exemption further, potentially up to the full assessed value for non-school taxes. That process would come later through new laws.
What it would not change
- Save Our Homes stays. Homestead assessment increases would still be capped at 3% or inflation, whichever is less.
- Portability stays the same, so you could still move your Save Our Homes benefit to a new Florida homestead.
- Existing senior, veteran, disability and widow or widower exemptions don’t change.
- School taxes and non-ad valorem assessments, such as some CDD, solid waste or district charges, would not be reduced.
- Local governments would still set their own millage rates each year.
What it could mean for homeowners
For many homesteaded owners, the non-school part of the tax bill would drop, and for some lower-value homes it could shrink a lot. A news example: a home with a $300,000 taxable value would pay non-school taxes on just $50,000 of value under the $250,000 exemption. Your actual savings would depend on your home’s assessed value, your local millage rates, your existing exemptions and your Save Our Homes cap.
You can estimate your current taxes with the St. Lucie County Property Appraiser’s tax estimator. Property appraisers around the state have said they’ll update their tools if the amendment passes.
What it could mean for buyers, sellers and new residents
- Buying a home you’ll live in: once homesteaded, you’d get the larger exemption, which could lower your yearly costs. For long-time Florida residents buying a new home, there’s an important timing note below.
- Moving to Florida: people who become Florida residents on or after Jan. 1, 2027, would start with a $50,000 non-school exemption, adjusted for inflation, and qualify for the larger exemption in their fifth year. Property appraisers note this applies to the extent the U.S. Constitution allows. If you’re relocating, this is worth understanding before you set your move date. See my relocation guides.
- Investors and second-home owners: these properties don’t get homestead exemptions, but the lower 5% cap would limit how fast their assessed value can rise for non-school taxes. School taxes would remain uncapped.
- Sellers: lower ongoing tax bills could make homesteaded homes more affordable to own, but how that affects prices and demand is uncertain. If you’re thinking of selling, see my seller guide.
Property appraisers say Florida residents as of Dec. 31, 2026, who later buy and claim homestead could still use the higher amount. Confirm your situation with the St. Lucie County, Martin County or Palm Beach County Property Appraiser.
The debate: what supporters and opponents say
I’m not telling anyone how to vote. Here’s how each side frames it.
| Supporters say | Opponents say |
|---|---|
| Property taxes have become too expensive for many Florida homeowners, and a larger exemption would give real relief and help people stay in their homes. | Local governments would lose significant revenue. State economists estimated recurring local revenue losses of nearly $12 billion statewide, which could mean service cuts or higher costs elsewhere. |
| Supporters include some property appraisers, sheriffs and elected officials. | The Florida Sheriffs Association has warned about effects on public safety funding, and critics argue costs could shift to renters, businesses and non-homestead owners. |
The ballot title and summary were also challenged in court. A Leon County judge found the original wording misleading, and the attorney general issued revised language in August. The amendment itself did not change.
What to do now
- Read the official ballot summary and your county property appraiser’s FAQ.
- If you’re buying, budget using today’s taxes and treat any future savings as a possible bonus.
- If you’re relocating, ask how your residency date could affect your exemption.
- Make sure you’ve filed for homestead by March 1 if you bought a home this year. Read more in my FAQ.
Questions about how property taxes fit into a purchase? See my first-time buyer guide or latest market report.
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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.