Florida Amendment 3 Explained: What Homeowners, Buyers, and Investors Should Know Before November
October 13, 2026
October 13, 2026
Property taxes are an important part of homeownership in Florida. Whether you own a home in Miami-Dade, Broward, or Palm Beach County, recently purchased a property, or are considering investing in real estate, proposed changes to Florida's property tax system could affect your expenses.
On November 3, 2026, Florida voters will consider Amendment 3, a proposed constitutional amendment that would change homestead exemptions, property assessments for non-homestead properties, and certain rules governing local government property-tax revenue.
The amendment includes several provisions beyond simply increasing the homestead exemption. Here's what Florida property owners should know, including how to estimate the possible impact on their property taxes.
Amendment 3 proposes increasing the homestead exemption for non-school property taxes from approximately $50,000 today to:
Tax year | Non-school homestead exemption |
|---|---|
2026 (current) | $51,411 |
2027 (proposed) | $150,000 |
2028 (proposed) | $250,000 |
2029 and beyond (proposed) | Adjusted annually for positive inflation |
These proposed increases would apply to qualifying homeowners under the amendment's residency requirements.
The amendment would take effect January 1, 2027, if approved by at least 60% of voters.
The original ballot wording was challenged in court and subsequently revised. Property owners can review the official proposal through the Florida Division of Elections.
A YES vote would approve the constitutional changes, including the increased non-school homestead exemption, changes to non-homestead assessment limits, and new provisions concerning local government property-tax revenue.
A NO vote would reject the amendment. Florida's existing constitutional property-tax structure would remain in place unless changed separately in the future.
Florida's homestead exemption reduces the taxable value of a qualifying primary residence.
Currently, the first $25,000 of eligible homestead value is generally exempt from both school and non-school property taxes. An additional inflation-adjusted exemption applies to non-school property taxes.
The important distinction is that the exemption reduces the value used to calculate taxes. It does not reduce the home's market value.
Let's consider a hypothetical Florida homeowner with a homesteaded property assessed at $400,000.
We'll assume the homeowner qualifies for the increased exemption and has not accumulated a substantial Save Our Homes assessment difference.
Using an illustrative Broward County average millage rate:
Current system | Proposed 2027 | |
|---|---|---|
Assessed value | $400,000 | $400,000 |
Non-school exemption | $51,411 | $150,000 |
Estimated annual ad valorem taxes | $7,100 | $5,770 |
Approximate annual difference | — | $1,330 less |
These figures are estimates using existing tax rates. Actual taxes depend on the property's assessed value, exemptions, county, municipality, taxing districts, and future millage rates.
The increased exemption would apply only to non-school property taxes. School district property taxes would continue.
Because property-tax rates vary throughout Florida, homeowners should use information specific to their property.
Florida TaxWatch — Amendment 3 Property Tax Resource Center
Florida TaxWatch provides a tool to estimate potential property-tax savings under Amendment 3 for 2027 and 2028. Users can select their county, municipality, and applicable water management district. Estimates assume tax rates remain unchanged and may not include every special district levy.
Official County Property Appraiser Websites
For estimates under current Florida tax law, property owners can use their county property appraiser's website:
These websites also provide information about assessed values, exemptions, and property records. Availability of tax-estimation tools varies by county.
Remember that a home's assessed value is not necessarily its market value or purchase price.
Amendment 3 includes provisions that could allow additional homestead exemptions beyond the proposed $250,000 amount.
Specifically, it requires the Legislature to establish a uniform procedure allowing counties and municipalities to increase the homestead exemption for their respective property-tax levies, potentially up to the property's full assessed value. Certain special districts could also provide additional exemptions with voter approval.
These provisions create a process through which additional non-school property taxes on qualifying homesteads could be eliminated.
However, the amendment does not establish a specific year when all non-school property taxes must be eliminated, nor does it automatically eliminate every non-school property-tax levy.
The details of these procedures would depend on future legislation and applicable local decisions.
Several important parts of Florida's property-tax system would remain.
The expanded homestead exemption would not apply to school district property taxes. Homeowners would continue paying applicable school taxes.
Property-tax bills may include charges that are not based on a property's taxable value, such as certain garbage, drainage, or fire assessments.
The proposed increase in the homestead exemption would not automatically eliminate these charges.
Florida's Save Our Homes benefit generally limits annual increases in the assessed value of qualifying homesteaded property to the lesser of 3% or the applicable Consumer Price Index change.
For example, a homeowner who purchased a property many years ago may have a market value significantly higher than the property's assessed value.
Amendment 3 would not eliminate this existing protection.
Portability allows qualifying homeowners to transfer some or all of their accumulated Save Our Homes assessment benefit when moving from one Florida homestead to another, subject to applicable limits and requirements.
This benefit would also remain.
For buyers planning to sell one Florida homestead and purchase another, portability can be an important consideration when estimating future property taxes.
The amendment also proposes a change for properties that do not qualify for the homestead exemption.
Currently, qualifying non-homestead properties generally have a 10% annual cap on assessed-value increases for non-school property-tax purposes.
Amendment 3 would reduce that cap from 10% to 5%.
This could affect rental properties, second homes, commercial properties, and other qualifying non-homestead real estate.
However, the assessment cap is not a cap on the total tax bill. Changes in millage rates and other factors could still affect the amount owed.
Additionally, a lower assessment-growth cap does not necessarily mean an investor's property taxes would immediately decrease.
This is an important provision for people considering a move to Florida.
Under the proposal, qualifying homeowners who were permanent Florida residents on December 31, 2026, could receive the expanded exemption according to the amendment's schedule.
Individuals who become Florida residents after that date would generally receive the existing homestead exemption when they first qualify. The expanded exemption would become available beginning with their fifth year of homestead qualification, subject to the amendment's rules.
Beginning in 2030, the proposal would also allow counties and municipalities, under specified circumstances and with a two-thirds vote, to shorten that waiting period to address a critical local need.
For someone relocating to Florida, the timing of residency and homestead eligibility could make a difference in future property-tax estimates.
Property taxes are an important source of revenue for cities, counties, and other local governments throughout Florida.
These revenues contribute to public safety, infrastructure, and other government services.
Increasing homestead exemptions would reduce taxable property values for applicable non-school taxes, potentially reducing revenue collected by local governments.
The amendment also proposes restrictions on how counties and municipalities use their ad valorem property-tax revenue.
Specified permitted purposes include public safety, education and schools, infrastructure, natural resources, bond debt service, employee retirement benefits, and government operations and administration.
The proposal also provides a process for certain other expenditures to be approved unless prohibited by general law.
How these changes might affect individual communities would depend on future legislation, local budgets, available revenue, and decisions made by local governments.
For homeowners, the proposal therefore involves two separate considerations: changes to individual property-tax bills and changes to the revenue available for local government services.
Whether you are a current homeowner, considering purchasing a home, or evaluating an investment property, it is useful to understand how Florida's property-tax system works today and what the proposed changes would mean.
If you are purchasing a home, remember that the seller's current property-tax bill may not reflect what you will pay after closing. Changes in ownership can result in reassessment, particularly when the seller has accumulated years of Save Our Homes benefits.
Homeowners can review their assessed values, exemptions, and applicable millage rates through their county property appraiser.
They can also use the Florida TaxWatch estimator to explore the possible effects of Amendment 3 under current tax-rate assumptions.
The November election will determine whether these proposed constitutional changes take effect. Reviewing the official ballot language and understanding how the provisions apply to your circumstances can help you better understand the issue.
High Equity Realty, Inc. is a South Florida real estate brokerage serving Miami-Dade, Broward, Palm Beach, and surrounding areas. We provide buyers, sellers, and property owners with local market information and real estate guidance.
This article is for educational purposes only. It does not endorse a position on Amendment 3. Tax estimates are illustrative and are not tax or legal advice.
Get assistance in determining current property value, crafting a competitive offer, writing and negotiating a contract, and much more. Contact us today.