Amendment 3 on Florida's November 3, 2026 ballot would raise the homestead exemption on non-school property taxes to $150,000 in 2027 and $250,000 in 2028. It needs 60 percent of the vote. The part almost nobody is talking about: if you are not already a Florida resident by December 31, 2026, you would be capped at a $50,000 non-school exemption and would not reach the full amount until the fifth year of exemption. If you are planning a move here, that one date is worth more to you than the headline number.
I am writing this before the vote, so read it as a planning document. I will update this page after November 3.
What exactly is on the ballot?
The measure is CS/HJR 1F, "Save our Homes from Excessive Property Taxes." The Legislature passed it June 2, 2026 by 75 to 26 in the House and 30 to 9 in the Senate, and it was filed with the Secretary of State on June 16, 2026. It appears as Amendment 3.
Here is the official ballot statement, verbatim:
SAVE OUR HOMES FROM EXCESSIVE PROPERTY TAXES. This amendment benefits Florida taxpayers by:
Exempting homestead properties from taxation. Exempts the first $250,000 of a homestead's value from taxation for all levies other than school district levies and requires, through general law, a schedule for full elimination.
Ensuring funding for core services. Requires local governments to use remaining property taxes solely for core public needs including public safety, education and schools, infrastructure, and natural resources.
Protecting small businesses. Limits future property tax assessments on businesses.
Ensuring fairness for Florida residents. Requires any person who establishes Florida residency after January 1, 2027, to maintain Florida residency for five years prior to receiving the increased homestead exemption.
If approved, the amendment would take effect on January 1, 2027.
Notice that the ballot statement says $250,000 with no mention of a phase-in. The phase-in lives in the body of the amendment, not the summary voters read. The ballot and the law say slightly different things, so know both.
What would change if it passes?
1. A much larger homestead exemption, but only on non-school taxes
Today a Florida homestead gets $25,000 off assessed value for school levies, plus a second $25,000 on non-school levies above $50,000. Under the amendment the non-school exemption rises to $150,000 on January 1, 2027, then $250,000 on January 1, 2028, with inflation adjustments from January 1, 2029.
The school exemption stays at $25,000 and school taxes are untouched. Since school millage is a large share of your bill, "my property taxes go away" is not what this does. It cuts the county, city and special district portion.
2. A tighter cap on non-homestead assessment increases
Assessed value on non-homestead property, meaning second homes, rentals and commercial, can currently rise up to 10 percent a year. The amendment drops that to 5 percent from January 1, 2027. If you own rentals, this is quietly the most valuable piece for you.
3. Restrictions on what cities and counties can spend property tax money on
County and municipal ad valorem revenue would be limited to a defined list: public safety, education and schools, infrastructure including roads, bridges and stormwater, natural resource and flood control projects, local bonds and debt service on existing obligations, local government retirement obligations, and county and municipal operations.
4. A five-year waiting period for people who move here later
This is the one that affects my relocation clients. If you had not maintained a permanent Florida residence as of December 31, 2026 and you take title on or after January 1, 2027, your exemption would be $25,000 for school levies plus $50,000 for non-school. You would not reach the larger non-school exemption until the fifth year of exemption.
Read that date again. It is not "buy by December 31." It is maintain a permanent Florida residence as of December 31, 2026. Different things, and the difference is worth real money.
Who does this actually help, and who does it not?
| Who you are | What Amendment 3 does for you |
|---|---|
| Already homesteaded in Florida | Biggest winner. $25,000 to $150,000 in 2027, $250,000 in 2028. No waiting period. |
| Florida resident buying another Florida home in 2027 | You held a Florida residence before the cutoff, so the five-year wait is not aimed at you. Confirm with your property appraiser. |
| Establishing Florida residency in 2027 or later | Worst outcome. $50,000 non-school exemption, full amount only from the fifth year. |
| Landlord or second-home owner | No homestead benefit, but the assessment cap drops from 10 percent to 5 percent. |
| Buying a home you will not live in full time | No homestead, same as today. Homestead requires permanent residency. |
What happens if it fails?
Nothing changes. Exemption stays at $25,000 plus $25,000, the non-homestead cap stays at 10 percent, no residency waiting period, and local spending rules stay as they are.
My take: do not restructure your life around a measure that has not passed. But if you were already moving to Florida in the next year or two, the December 31, 2026 residency date is a free option. Taking it costs little. Missing it could cost you several years of a much larger exemption.
How does homestead exemption work in the first place?
Three rules, and people trip on all three.
- Own and occupy by January 1. Title and permanent residence as of January 1 of the tax year. Close on January 5 and you wait a year.
- File by March 1. Not automatic. Buyers assume the title company handled it. It did not.
- One per family unit. You cannot homestead here and claim a residency-based exemption elsewhere at the same time.
The March 1 filing is the one that bites people. See my Florida homestead exemption write-up for details.
What about portability?
If you are moving within Florida, portability lets you carry accumulated Save Our Homes assessment savings to the new house, up to $500,000 of benefit. You must establish the new homestead within three tax years of abandoning the old one and file a form to transfer it. Amendment 3 does not eliminate portability. If you have owned your current home a long time, your portability benefit may be worth more than the exemption increase, so run both numbers. See my portability guide.
Example: what the exemption change is worth
Example, with stated assumptions. A Brandon home, $400,000 assessed value, already homesteaded, non-school millage of 11 mills (1.1 percent). School millage separate and unchanged. Round numbers to show mechanics, not a quote for any address.
| Scenario | Non-school exemption | Taxable value, non-school | Non-school tax at 11 mills |
|---|---|---|---|
| Today | $50,000 | $350,000 | $3,850 |
| 2027 if it passes | $150,000 | $250,000 | $2,750 |
| 2028 if it passes | $250,000 | $150,000 | $1,650 |
| 2027, new resident who moved here in 2027 | $50,000 | $350,000 | $3,850 |
The already-homesteaded owner saves roughly $1,100 in 2027 and $2,200 in 2028 on the non-school portion. The 2027 arrival saves nothing in year one, and over four years that gap is real money. School taxes sit on top of every figure above and do not change.
From my desk
Last month I worked with a couple selling out of state and buying in the Riverview area. Their plan was to close in February, after their kids finished a school term up north. Reasonable plan.
When I walked them through the residency language, we looked at what February actually costs them if Amendment 3 passes. They were not changing the school timing and I did not push them to. Instead one of them established Florida residency before year end using a rental, while the rest of the household stayed put. Driver license, voter registration, declaration of domicile, done properly, because they really were moving. The purchase happened later on their own schedule.
That is the whole thing, and it is not a trick. If you are actually moving here, establish residency when it benefits you instead of whenever the moving truck arrives. If you are not actually moving, do not fake it. Homestead fraud carries back taxes, a 50 percent penalty and interest. Confirm your timeline with a CPA or attorney first.
What should you actually do before December 31?
- Already homesteaded in Florida? Do nothing. Just confirm your exemption is actually on file with your county property appraiser. A surprising number of people think theirs is and it is not.
- Relocating to Florida? Look hard at your residency date, not your closing date. Ask a CPA what establishing domicile requires in your situation.
- Buying an investment property? Factor the 5 percent cap into your hold model. A lower assessment cap changes a 10-year carrying cost projection meaningfully.
- Bought in 2026 and have not filed for homestead? File by March 1, 2027. True regardless of how the vote goes.
- Vote. The 60 percent threshold means turnout decides it.
Related reading
- Homestead exemption in Florida: the complete homeowner's guide
- Florida property tax portability
- How do Florida property taxes work?
- Brandon homes, Valrico homes, Riverview homes
- Relocating to Tampa Bay
Frequently asked questions about Florida's 2026 property tax amendment
What is Florida Amendment 3 in 2026?
Amendment 3 is a proposed constitutional amendment on Florida's November 3, 2026 ballot, created by CS/HJR 1F. It would raise the homestead exemption for non-school property taxes to $150,000 in 2027 and $250,000 in 2028, lower the assessment increase cap on non-homestead property from 10 percent to 5 percent, restrict how counties and cities spend property tax revenue, and make people who establish Florida residency after January 1, 2027 wait until the fifth year of exemption for the larger amount.
How many votes does Amendment 3 need to pass?
Sixty percent. Florida constitutional amendments require approval by at least 60 percent of voters casting a ballot on the measure, under Article XI, Section 5 of the Florida Constitution. A simple majority is not enough.
Does Amendment 3 eliminate my property taxes?
No. It increases the exemption on non-school levies only, and the ballot statement says general law would set a schedule for full elimination later. The $25,000 school district exemption and school taxes are unchanged, and school millage is a large part of a typical Florida tax bill.
What is the December 31, 2026 deadline in Amendment 3?
A person who had not maintained a permanent residence in Florida as of December 31, 2026 and who takes title on or after January 1, 2027 receives only a $50,000 non-school exemption, reaching the larger exemption in the fifth year of exemption. The trigger is when you established permanent Florida residency, not when you closed.
When would Amendment 3 take effect?
January 1, 2027, if voters approve it. The non-school exemption would be $150,000 for 2027 and $250,000 from January 1, 2028, with inflation adjustments starting January 1, 2029.
Do I still need to file for homestead exemption?
Yes. Homestead is never automatic. You must own and occupy the home as your permanent residence as of January 1 and file with your county property appraiser by March 1. That does not change either way.
Sources
- Enrolled text of CS/HJR 1F, Florida Legislature
- CS/HJR 1F bill history, Florida Senate
- Pinellas County Property Appraiser, Amendment 3 FAQ
- Florida Department of Revenue, property tax exemptions
- Fla. Const. Art. XI s.5; Fla. Stat. 196.011 and 196.031
Last updated October 2026. Updated again after the November 3, 2026 election. By Barrett Henry, Broker Associate, REMAX Collective, leader of The NOW Team. 23+ years of real estate experience, REMAX Hall of Fame 2024, e-PRO, MRP, SRS. General information on a pending ballot measure, not tax or legal advice. Confirm your situation with your CPA or attorney and your county property appraiser.
Trying to time a Florida move around this?
Call or text me at (813) 733-7907. You reach me, not a call center, and I will tell you straight whether the date changes anything for you.
Barrett Henry, Broker Associate, REMAX Collective. Valrico, Brandon, Riverview and Tampa Bay.
