Florida voters approved Amendment 3 on November 3, 2026, with approximately 62% of the vote, clearing the 60% needed. The changes to homestead property taxes take effect January 1, 2027, and your Florida residency status as of December 31, 2026 plays a major role in what you’ll receive.
Own, rent, or moving to Florida? Here’s how Amendment 3 may apply to you.
The Quick Answer
- The non-school homestead exemption rises to $150,000 in 2027 and $250,000 in 2028, with annual inflation adjustments starting in 2029.
- People who were Florida residents as of December 31, 2026 qualify for the expanded exemption on the new schedule.
- People who become residents after that date start with the existing exemption (up to $50,000 for non-school taxes), and the larger exemption begins in their fifth year of homestead exemption.
- School district taxes are not eliminated, and neither are property taxes statewide.
What Is Amendment 3?
Amendment 3 increases the amount of a qualifying primary residence’s assessed value that is exempt from property taxes levied for purposes other than schools. These exemptions reduce your property’s taxable value, not your tax bill dollar for dollar. The existing $25,000 exemption for school district taxes stays in place.
WHO GETS WHAT:
| Your Situation | Exemption | Timing |
|---|---|---|
| Current Florida homeowner with homestead | Expanded exemption | $150,000 in 2027, $250,000 in 2028 |
| Florida resident as of 12/31/2026 who doesn't own yet | Expanded exemption once you qualify for homestead | Starts the year you first qualify |
| Not a Florida resident as of 12/31/2026 | Existing exemption (up to $50,000 non-school) | Larger exemption begins in the fifth year of homestead exemption |
Already Live in Florida but Don’t Own Yet?
This is one of the most important points in the amendment. The residency provision looks at whether you maintained a permanent residence in Florida as of December 31, 2026. You don’t necessarily have to own a home by then. A permanent Florida resident who is renting today and buys a qualifying primary residence in 2027 may still be eligible for the expanded exemption without the new-resident waiting period.
You must still meet Florida’s regular homestead requirements: ownership, permanent residence, and a timely application. Confirm what documentation your county property appraiser needs to show your residency status.
Planning to Move to Florida?
If you weren’t a Florida resident on December 31, 2026, you’ll start with the existing exemption structure once you qualify for homestead. The five-year clock is tied to years of homestead exemption, not years since you moved.
For example, if you relocate in 2027, buy a primary residence, and first qualify for homestead in 2028, you would generally reach the fifth year of exemption in 2032, assuming continuous eligibility.
Newcomers should build this timeline into their housing budgets, or consider establishing Florida residency by December 31, 2026 if a move is already in their plans.
Live out of state and considering a move to a 55+ community in Florida before the Dec. 31 residency deadline? See our post on what Amendment 3 means for 55+ buyers.
What Will My Savings Look Like?
Your actual savings depend on:
- Your property’s assessed value
- Your existing exemptions and assessment limitations
- Local millage rates
- How much of your bill comes from school taxes versus other taxing authorities
Some homeowners may see most or all of their non-school property taxes eliminated, while others will still owe a portion. School taxes and certain non-ad valorem assessments, such as special assessments, can still apply.
Does Amendment 3 Eliminate Florida Property Taxes?
No. The amendment also requires the Legislature to create a uniform procedure that lets counties and municipalities raise homestead exemptions further for their own non-school levies, potentially up to the full remaining assessed value. Whether any local government does so remains to be seen.
Second Homes, Rentals, and Investment Properties
The expanded exemptions are for permanent residences only. However, there is one change that may affect other properties:
- Beginning January 1, 2027, the annual assessment increase cap for qualifying non-homestead properties drops from 10% to 5% for non-school taxes.
- That may help owners of second homes, rentals, and commercial property.
- It isn’t a guaranteed reduction, and changes in ownership or improvements can affect how a property is assessed.
Buying a Home? Keep This in Mind
The seller’s property taxes may not reflect what you’ll pay. Florida properties can be reassessed after a sale, and a seller’s exemptions and assessment history can produce a very different bill.
Also, simply buying a Florida home doesn’t automatically earn you homestead. You have to meet the ownership and residence requirements and apply by March 1.
What Happens Next
The amendment takes effect January 1, 2027. Between now and then, the exemption amounts, administrative procedures, and local-government options will be worked out. Watch for updates from your county property appraiser, the Florida Department of Revenue, and the Legislature.
Planning to Buy or Sell in Central Florida?
At Florida Plus Realty, we help buyers and sellers navigate the Central Florida market, including the area’s many active adult and 55+ communities. Whether you’re already a Florida resident, moving within the state, or relocating from out of state, we can help you explore properties, understand community expenses, and find the right local resources for property tax questions.
Contact us and let us help you find the right place to call home.
📌 Important Note
This article provides general information about Florida Amendment 3 as approved by voters on November 3, 2026. It is not legal or tax advice. Individual exemption eligibility, assessed values, tax savings, and implementation requirements may vary. Consult your county property appraiser, the Florida Department of Revenue, or a qualified tax or legal professional about your specific circumstances.
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