November 3, 2026 Ballot · All 67 Florida Counties
Florida Amendment 3:
The Largest Property Tax Cut for Florida Homeowners in a Generation — What You Need to Know Before November 3rd
What every existing Florida homeowner, first-time buyer, and prospective resident needs to understand about the amendment that could change the financial reality of owning a home in Florida — and why the December 31, 2026 deadline matters enormously.
By Steve · Absolute Property Inspections, LLC · FL HI License #16527
If you own a home in Florida — or you are thinking about buying one — there is a constitutional amendment on the November 3, 2026 ballot that deserves your full attention. Amendment 3, formally titled “Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments,” represents the most significant property tax relief for Florida primary homeowners in decades. It does not apply to investment properties. It does not apply to vacation homes. It applies to the home you live in — your primary residence — and the potential annual savings are real, substantial, and permanent.
Note: This post is intended as educational information for Florida homeowners, buyers, and sellers about the potential impacts of Amendment 3. Amendment 3 is a proposed constitutional amendment — it is not yet law. It requires 60% voter approval on November 3, 2026 to take effect. Voters should review all available information and consult a licensed tax professional or their county property appraiser for personalized guidance.
Amendment 3 — The Essential Facts
$250,000
New homestead exemption by 2028 (non-school taxes) — up from ~$51,411 today
$150K
First-year exemption in 2027 if Amendment passes November 3rd
60%
Voter approval required for Amendment 3 to become part of the Florida Constitution
Dec 31
2026 deadline — Florida residents by this date get full benefits in year one
01
What Amendment 3 Actually Does — Explained in Plain Language
Florida homeowners who use their property as a primary residence already receive a homestead exemption — a reduction in the taxable assessed value of their home that lowers their annual property tax bill. For 2026, that exemption is worth up to $51,411 in total exempt value. Amendment 3 proposes to dramatically expand that benefit in two phases.
Current Law (2026)
Total exemption (non-school)
~$51,411
School tax exemption
$25,000
SOH assessment cap
3% or CPI
Non-homestead assessment cap
10% per year
If Amendment 3 Passes
Non-school exemption 2027
$150,000
Non-school exemption 2028+
$250,000+
School tax exemption
$25,000 (unchanged)
SOH cap
3% (unchanged)
Non-homestead assessment cap
Reduced to 5%
What Stays the Same — Important Protections Preserved
►Save Our Homes (SOH) 3% cap remains fully intact — your annual assessed value increase is still capped at 3% or CPI, whichever is lower. Amendment 3 adds to this protection, it does not replace it.
►SOH portability is preserved — if you sell your Florida home and buy another, you can transfer your accumulated Save Our Homes benefit to the new property. This remains unchanged.
►Veterans, widows, senior, and disability exemptions are unaffected — all existing additional exemptions remain in place and stack on top of the new homestead exemption.
►School district taxes are not changed — the $25,000 school tax exemption stays exactly as it is. Amendment 3 applies only to non-school property taxes.
Why This Matters: Florida’s existing homestead system was already one of the most protective in the nation. Amendment 3 builds on that foundation. It does not start over — it dramatically expands what already works. Homeowners who have accumulated Save Our Homes savings over many years benefit from both the existing cap AND the new larger exemption simultaneously.
02
For Existing Florida Homeowners: What Your Savings Could Look Like
If you own the home you live in as your primary Florida residence and you have your homestead exemption in place, Amendment 3 could significantly reduce your annual property tax bill — starting with the 2027 tax year. The exact savings depend on your county’s non-school millage rate and your home’s assessed value, but the numbers across the state are meaningful.
Miami-Dade
~$2,500
Est. annual savings in 2028
on a $500K assessed home
Broward
~$2,200
Est. annual savings in 2028
on a $450K assessed home
Palm Beach
$3,000–$3,500
Est. annual savings in 2028
per Palm Beach Co. Property Appraiser
St. Lucie
~$3,052
Est. annual savings in 2028
one of highest savings statewide
Martin
~$2,400
Est. annual savings in 2028
based on county millage rates
South Florida Avg
~$3,500
On a $750K assessed home
per Florida real estate analysis
⚠ Important Note on Savings Estimates
These are estimates based on representative county millage rates using 2025 data. Actual savings depend on your home’s specific assessed value, your municipality’s millage rate, any special district levies, and whether millage rates change in future years.
Use your county property appraiser’s calculator for a personalized estimate. Savings shown reflect the 2028 full $250,000 exemption scenario.
The Real-World Sustainability Impact for Existing Homeowners
In South Florida, where the average homeowner is already paying some of the highest property taxes in the state — while simultaneously managing the highest homeowner’s insurance premiums in the nation — the savings from Amendment 3 are not just a nice financial bonus. For many families, they represent the difference between staying in their home and being forced to leave it.
►$3,000–$3,500 annually is $250–$290 per month back in a homeowner’s pocket — a meaningful contribution to a grocery budget, a utility bill, or a car payment
►Over ten years, that savings compounds to $30,000–$35,000 in tax relief on a mid-range South Florida home — a figure that directly counterbalances rising insurance premiums and inflation in household costs
►For retirees and fixed-income homeowners — one of South Florida’s largest homeowner demographics — this relief is particularly significant, as property taxes are one of the few ongoing homeownership costs that continue to rise regardless of income
►The exemption is inflation-adjusted after 2028 — unlike a flat dollar exemption that erodes over time, Amendment 3’s $250,000 exemption is designed to be indexed to inflation going forward, preserving its real value for future years
03
The December 31, 2026 Deadline — Why It Is the Most Important Date in This Amendment
This is the provision that every prospective Florida buyer, every real estate agent, and every person even thinking about moving to Florida needs to understand immediately. Amendment 3 establishes a two-tier residency system that creates a significant financial difference between homeowners who establish Florida permanent residency by December 31, 2026 — and those who do not.
Tier 1 — Florida Permanent Residents
As of December 31, 2026
►Receive the full $150,000 exemption in 2027 — immediately when the amendment takes effect
►Receive the full $250,000 exemption in 2028
►No waiting period — full benefits from day one
Tier 2 — New Florida Residents
Establishing Residency After December 31, 2026
►Receive the standard $50,000 exemption for the first four years of homestead
►Qualify for the full $250,000+ exemption beginning in year five of homestead
►Local governments can shorten the five-year wait after 2030 to meet community needs
What the December 31, 2026 Deadline Means for Buyers Considering Florida
If you are thinking about moving to Florida and buying a home, the difference between establishing your Florida permanent residency by December 31, 2026 versus doing so in early 2027 is potentially $10,000–$17,500 in property tax savings over the first five years — the amount you would pay at the standard $50,000 exemption versus the full $250,000 exemption.
This is not a minor administrative difference. For a family considering a Florida relocation, this deadline is one of the most consequential financial dates of the year. If you are a real estate agent working with out-of-state buyers, this needs to be part of every conversation you have before November 3rd — because the window closes at year’s end.
04
For First-Time Buyers: Why Amendment 3 Changes the Math on Florida Homeownership
One of the most significant barriers to first-time homeownership in South Florida is the ongoing cost of ownership — the monthly expenses that continue long after the down payment is made. Property taxes, homeowner’s insurance, HOA fees, and maintenance costs combine to create a monthly burden that stretches budgets and pushes buying decisions off by years. Amendment 3 directly attacks the property tax component of that burden.
How Amendment 3 Improves First-Time Buyer Affordability
Lower Monthly Costs
A $2,500–$3,500 annual reduction in property taxes translates to $208–$292 less per month in escrow payments. For a first-time buyer with a tight debt-to-income ratio, that monthly reduction may be the difference between qualifying for the loan they need and falling short.
Expanded Purchasing Power
Lower property taxes mean lower total housing costs — which lenders factor into debt-to-income calculations. A buyer whose monthly costs drop by $250 due to the expanded exemption may qualify for a larger loan, enabling them to purchase in neighborhoods and price ranges that were previously out of reach.
Long-Term Stability
For a first-time buyer establishing a primary Florida residence and homestead, the combination of Amendment 3’s expanded exemption plus the Save Our Homes 3% assessment cap creates a double layer of long-term cost protection. As home values rise, the impact of the assessment cap compounds — and the larger base exemption multiplies that protection.
The December 31 Urgency
First-time buyers who are currently renting in Florida and waiting to buy should understand that establishing homestead by December 31, 2026 is critical to receiving the full exemption from year one. Buyers who wait until 2027 will receive only the standard $50,000 exemption for their first five years. That is a substantial and avoidable financial difference.
05
All 67 Florida Counties: Every Primary Homeowner Benefits
Amendment 3 does not favor one region of Florida over another. Every homesteaded primary residence in every one of Florida’s 67 counties receives the expanded exemption. The exact dollar savings vary because each county and municipality sets its own non-school millage rate — but the benefit is universal across the state.
South Florida
Miami-Dade, Broward, Palm Beach, Monroe: Among the highest combined millage rates in the state. Higher millage = larger savings from an expanded exemption. South Florida homeowners benefit most significantly from Amendment 3.
$2,200–$3,500+
Estimated annual savings by 2028
Treasure Coast & SW Florida
Martin, St. Lucie, Lee, Collier, Hendry: St. Lucie County has one of the highest projected savings statewide at ~$3,052. Lee and Collier are growing rapidly — new homeowners establishing residency before year-end capture the full benefit immediately.
$2,000–$3,052
Estimated annual savings by 2028
Central Florida
Orange, Osceola, Seminole, Volusia, Polk: Florida’s growing interior counties have significant homesteaded populations. The expanded exemption provides meaningful relief in markets where home values have risen sharply over the past five years.
$1,500–$2,500
Estimated annual savings by 2028
Tampa Bay & Gulf Coast
Hillsborough, Pinellas, Sarasota, Manatee, Charlotte: The Pinellas County Property Appraiser has already prepared specific projections for Amendment 3’s impact. Tampa Bay area homeowners with higher assessed values stand to save substantially.
$1,800–$2,800
Estimated annual savings by 2028
North Florida & Panhandle
Duval, Alachua, Leon, Escambia, Bay and all Panhandle counties: Lower home values than South Florida but significant savings relative to incomes. Research shows savings from approximately $978/yr in some lower-millage Panhandle counties up to $1,800+ in Jacksonville metro areas.
$978–$1,800
Estimated annual savings by 2028
Find Your Exact County Savings: Use the Amendment 3 property tax calculator at atlantictitlefirm.com/florida-amendment-3-property-tax-calculator or myexemptioncheck.com to enter your county and assessed home value. These calculators use certified 2025 millage data from the Florida Department of Revenue and show projected savings for both 2027 and 2028. You can also contact your county property appraiser’s office directly — several have already published Amendment 3-specific guidance.
06
The Non-Homestead Assessment Cap: From 10% to 5% — What This Means
Amendment 3 includes a second major provision that does not receive as much attention as the homestead exemption expansion — but it has broad implications for the Florida real estate market and for renters across the state.
Under current law, non-homestead properties — rental properties, commercial buildings, second homes, vacation homes, and investment properties — can see their assessed value increase by up to 10% per year. Amendment 3 proposes reducing that cap to 5% per year.
Impact on Rental Housing
A slower increase in the assessed value of rental properties means smaller property tax increases for landlords. In theory, landlords with more stable tax bills have less financial pressure to pass cost increases directly to renters through higher rent. This is not guaranteed — but it removes one significant upward pressure on rental costs in Florida’s competitive rental market.
Impact on Small Investors
Florida’s non-homestead market includes many small investors — families who own one rental property as a retirement strategy. A reduced assessment cap gives these small landlords more predictable cost trajectories, which supports the sustainability of small-scale residential investment and helps keep smaller rental units in the market.
What It Does Not Do
The reduced non-homestead cap does not provide a direct tax exemption to investment or rental property owners — it only slows the rate of assessment growth. Owners of second homes, vacation properties, and rental units do not receive any expanded exemption under Amendment 3. The primary benefit of this amendment is explicitly for owner-occupied primary residences.
07
For Buyers, Sellers, and Real Estate Agents: How Amendment 3 Impacts Transactions
🔑 For Buyers
►Ask your lender to run closing cost and monthly payment scenarios using both the current and Amendment 3 projected tax amounts — the difference may meaningfully change your purchasing calculus
►Verify that you will have Florida homestead in place by December 31, 2026 to receive the Tier 1 benefit — closing and filing for homestead before year-end is essential
►Remember that the amendment must pass with 60% voter approval — factor this into your planning but do not assume it is law until the November 3rd results are certified
🏠 For Sellers
►If Amendment 3 passes, the financial benefits of Florida primary homeownership become significantly more attractive — which supports buyer demand and home values across the state
►A home with a strong SOH accumulated savings and an established homestead will be even more attractive to buyers who understand the Amendment 3 benefit they inherit on the tax front
►Note: SOH savings are not transferred with the property — the buyer resets and establishes their own homestead. But the buyer benefits from the expanded exemption under Amendment 3 immediately upon establishing Florida residency
🤝 For Real Estate Agents
►The December 31, 2026 residency deadline is a genuine urgency driver for out-of-state buyers — use it ethically to accelerate conversations with prospects who are genuinely considering Florida
►Understand the Tier 1 vs. Tier 2 residency distinction completely — buyers who are directed incorrectly about their eligibility may face years of higher taxes than they expected
►Refer all specific tax savings projections to your client’s county property appraiser or a licensed tax professional — never guarantee a specific savings number, as millage rates are set annually
08
What to Do Right Now — Your Amendment 3 Action Checklist
🏠 Existing Florida Homeowners
►Confirm your homestead exemption is active with your county property appraiser
►Use an Amendment 3 calculator to estimate your specific savings
►Vote on November 3, 2026 — Amendment 3 needs 60% approval
🔑 Buyers Under Contract Now
►Confirm your closing will establish Florida residency before December 31, 2026
►File for homestead exemption as soon as possible after closing — most counties allow filing January 1–March 1 of the following year
►Ask your lender to recalculate your escrow projection with Amendment 3 savings factored in
📦 Considering Moving to Florida
►Understand that establishing Florida permanent residency by December 31, 2026 is worth potentially $10,000–$17,000+ in property tax savings over five years
►Consult a Florida real estate agent and a tax professional about your specific situation and timing
►Research your target county’s millage rate and use the Amendment 3 calculator to model real numbers
Buying a Florida Home Before November? Make Sure Your Inspection Is Done Right.
If you are purchasing a Florida home before the end of 2026 to establish your homestead and capture Amendment 3’s Tier 1 benefits, your home inspection is the most important piece of due diligence in that transaction. Know exactly what you are buying — before you close, before you establish residency, and before that December 31st deadline arrives.
Serving Miami-Dade, Broward, Palm Beach, Martin, St. Lucie, Collier, Lee, and Hendry counties.
Call 954-348-1337 to Schedule
S
Steve — Absolute Property Inspections, LLC
FL HI License #16527 · InterNACHI CPI® · 25 Years of Building & Construction Experience · Miami-Dade · Broward · Palm Beach · Martin · St. Lucie · Collier · Lee · Hendry
