Florida Amendment 3 Passed: What Changes for Homeowners and Buyers

On November 3, 2026, Florida voters approved Amendment 3, the constitutional amendment titled "Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments."

Unofficial results published by Florida Election Watch, the official results site of the Division of Elections, put the yes vote at roughly 62%, above the 60% approval that a constitutional amendment needs in Florida. The totals remain unofficial until the state certifies them.

One thing first, because the headlines are getting ahead of the facts: Amendment 3 does not eliminate property taxes. What it does is rewrite how much of your home's assessed value gets taxed, starting in 2027. Here is what changes, what does not, and what to do before the dates that matter.

What Amendment 3 changes

A much larger homestead exemption, for non-school taxes

Today, a qualifying Florida homestead gets up to $51,411 of exemption for the 2026 tax year: the first $25,000 applies to every levy, including school taxes, and an additional amount ($26,411 for 2026, adjusted with inflation) applies only to non-school levies.

Amendment 3 replaces that second tier with far larger numbers, for non-school taxes only:

The new amounts replace the current non-school structure rather than stacking on top of it. The piece that applies to school district taxes stays at $25,000, so every homeowner will still receive a bill that includes school taxes.

December 31, 2026 is the date that decides your timeline

The amendment draws a line at the end of this year:

• If you are a Florida permanent resident on December 31, 2026, you qualify for the larger exemption amounts starting in 2027, when you hold a homestead. That includes people who are renting in Florida on that date and buy later.
• If you become a Florida resident on or after January 1, 2027, you start with the existing structure ($25,000 for school taxes and up to $50,000 for non-school taxes, adjusted for inflation from 2028). The larger exemption begins on January 1 of your fifth year of homestead exemption, to the extent permitted by the U.S. Constitution.

If you are planning a move to Florida, the residency date matters more than the closing date. That is a conversation to have before December 31, not after.

A lower cap for rentals, second homes and commercial property

For property that is not a homestead (rental homes, second homes, commercial property, vacant land), the annual cap on assessment increases drops from 10% to 5%, beginning with the 2027 tax year.

Two limits to keep in mind:

• The cap applies to the assessed value used for non-school taxes. School taxes continue to be based on just (market) value.
• The cap limits how fast your assessed value can climb. It does not cap the tax rate, so it slows growth rather than guaranteeing a lower bill.

Local governments may go further, later

The amendment also requires the Legislature to set a uniform procedure that would let counties and municipalities raise the homestead exemption on their own levies, potentially up to the full assessed value, and lets special districts do the same with voter approval in a referendum.

That means the $250,000 figure for 2028 may not be the end of the story, but any further increase depends on future legislation. No timeline for that exists today.

What does not change

• Your 2026 tax bill. The bill that arrived this November is under the old rules. Amendment 3 does not touch it.
• Save Our Homes. The 3% annual cap on homestead assessment increases stays exactly as it is, and so does portability, the ability to transfer that benefit when you move within Florida.
• Other personal exemptions. Benefits for veterans, seniors, widows and widowers, first responders and people with disabilities are not changed by this amendment.
• Tax rates. The amendment changes taxable value, not millage. Cities, counties and districts still set their rates every year through their budget process, so your actual savings depend on your assessed value, your other exemptions and the rates your local governments adopt. Anyone who promises you an exact dollar saving today is guessing.

When you will actually see it

• January 1, 2027: the amendment takes effect and first applies to the 2027 tax roll.
• August 2027: the new exemption first shows up on TRIM notices, the proposed property tax notices mailed each summer.
• November 2027: the first tax bills that reflect Amendment 3 arrive.

Between now and then, the Legislature is expected to pass implementing legislation in its 2027 session, and the Department of Revenue and county property appraisers will issue the detailed rules. Expect the paperwork details, especially around the December 31, 2026 residency test, to be clarified during 2027.

What to do now

If you already own and live in your Florida home: confirm your homestead exemption is active and correct with your county property appraiser. The larger exemption builds on the homestead you already have on file.

If you are buying or relocating: if Florida will be your permanent home, establish your permanent residency before December 31, 2026 if your situation allows it, and plan your purchase with the fifth-year rule in mind if it does not.

If you own rentals or a second home: re-run your numbers for 2027 with the 5% assessment cap on non-school taxes. It will not cut this year's bill, but it changes the long-term math on holding the property.

FAQ

Does Amendment 3 eliminate property taxes in Florida?
No. Property taxes continue, including school district taxes. The amendment raises the homestead exemption for non-school taxes to $150,000 of assessed value in 2027 and $250,000 in 2028, and lowers the assessment cap for non-homestead property from 10% to 5%.

When does Amendment 3 take effect, and does it change my 2026 tax bill?
It takes effect January 1, 2027 and first applies to the 2027 tax roll. Your 2026 tax bill does not change. You will first see the new exemption on your August 2027 TRIM notice and on the tax bill mailed in November 2027.

I am moving to Florida in 2027. Do I get the $150,000 exemption right away?
Not right away. People who are not Florida residents on December 31, 2026 start with the existing homestead structure ($25,000 for school taxes and up to $50,000 for non-school taxes). The increased exemption begins in the fifth year of receiving the exemption, and the detailed rules are still being implemented.

Buying or selling in South Florida while these rules change? Let us look at your dates and your numbers together before the December 31 deadline. Start with a conversation here.

This article is for general information only and is not legal, tax or financial advice. For your specific situation, consult an attorney, accountant or licensed inspector.

• Florida Amendment 3
• Homestead Exemption
• Property Taxes
• South Florida

Sources

1. Florida Senate, "CS/HJR 1F (2026F) bill page and history" (2026)
2. Florida Legislature, "Enrolled text of CS/HJR 1F, Constitutional Amendment 3" (2026)
3. Florida Department of Revenue, "Property Tax Oversight Informational Bulletin PTO 26-21: Constitutional Amendment 3" (November 5, 2026)
4. Florida Election Watch, Florida Division of Elections, "2026 General Election unofficial statewide results, Amendment 3" (November 2026)
5. Leon County Property Appraiser, "Property Tax Amendment 3 (CS/HJR 1F)" (November 2026)
6. Florida Chamber of Commerce, "Florida's 2026 Property Tax Amendment 3, official ballot title and summary" (November 2026)