Florida Housing, Taxes & Insurance
Florida Amendment 3 Passed: What the Property-Tax Changes Mean
Florida voters approved Amendment 3, expanding the homestead exemption for non-school property taxes and lowering the assessment-growth cap on non-homestead property beginning in 2027.
What happened
Florida voters approved Amendment 3 in the November 3, 2026 general election. The official statewide results show 61.98% voting yes, above the 60% required to amend the Florida Constitution.
The amendment is scheduled to take effect January 1, 2027. State and local implementation details may continue to develop, so homeowners should confirm how the changes apply with their county property appraiser.
The homestead exemption will increase for non-school taxes
For qualifying homestead property, the amendment increases the exemption applied to non-school property taxes to $150,000 in 2027 and $250,000 in 2028, with inflation adjustments after that. The expanded amount does not apply to school-district taxes.
The amendment also directs the Legislature to create a uniform process allowing counties and municipalities to increase the exemption further for their own levies. Special districts may do so with voter approval.
New Florida residents are treated differently
The ballot language distinguishes people who were not Florida residents on December 31, 2026. After qualifying for homestead, they receive the existing exemption first; the expanded exemption generally begins in the fifth year, subject to federal constitutional limits.
That timing can matter for someone planning a move to Florida. A current owner's tax bill should never be treated as a reliable estimate of a buyer's future taxes, and the expanded exemption should not be assumed to apply immediately to every new resident.
The non-homestead assessment cap will fall from 10% to 5%
For property that does not receive a homestead exemption, Amendment 3 lowers the annual cap on assessment increases from 10% to 5%. This can affect rental properties, second homes, commercial property and other non-homestead real estate, although the actual tax result still depends on the property's assessed value and local millage rates.
What buyers and homeowners should do next
Homeowners should watch for implementation guidance from the Florida Legislature, Department of Revenue and their county property appraiser. Buyers should use a forward-looking property-tax estimate based on the anticipated purchase price, ownership change, exemptions and residency timing—not simply the seller's current bill.
This update is educational and is not legal or tax advice. A county property appraiser or qualified tax professional can address how the amendment may apply to a specific property or household.