Florida Amendment 3: What Homeowners Should Know

Florida homeowners will see a major property-tax proposal on the November 2026 ballot. Known as Amendment 3, the measure would change Florida’s homestead exemption, alter the assessment cap for certain non-homestead properties, and establish new requirements for how certain local property-tax revenues may be used.

For homeowners, understanding what the amendment actually says—and what it does not say—is important.

Here’s a straightforward look at the proposal and what Florida property owners should know.

What Is Florida Amendment 3?

Amendment 3, titled “Save Our Homes from Excessive Property Taxes,” is a proposed amendment to the Florida Constitution.

If approved by voters, the changes would take effect January 1, 2027. The proposal addresses several areas of Florida property taxation, including the homestead exemption and the assessment of certain non-homestead properties.

The amendment is particularly relevant to homeowners because it would increase the amount of a qualifying homestead’s assessed value that is exempt from certain property taxes.

How Would the Homestead Exemption Change?

Florida’s existing homestead exemption provides homeowners with an exemption from certain property taxes.

Under Amendment 3, the exemption for non-school property taxes would increase in two steps:

2027: Up to $150,000 of assessed value
2028: Up to $250,000 of assessed value
Beginning in 2029: The $250,000 amount would be adjusted annually based on positive inflation growth.

There is an important detail here: the proposed increase applies to non-school property taxes.

School district property taxes would not be included in this expanded exemption.

What Does “Non-School Property Taxes” Mean?

Property taxes in Florida are made up of different components.

Some taxes support school districts, while other portions support local governments and services such as:

Public safety
Infrastructure
Local government operations
Natural resources
Other authorized local services

The proposed amendment specifically addresses the non-school portion of property taxation.

That means homeowners should not assume that a larger homestead exemption would eliminate their entire property-tax bill.

What Could This Mean for a Homeowner?

The potential impact will vary from property to property.

A homeowner’s actual tax bill depends on several factors, including the property’s assessed value, exemptions, local millage rates, and the different taxing authorities that apply to the property.

For example, if a homeowner has a property with a $400,000 assessed value, the proposed exemption would not mean that the homeowner automatically pays no property taxes.

Instead, the amendment would increase the portion of the assessed value that is exempt from non-school levies.

The actual dollar savings would depend on the applicable local tax rates.

In other words, a $250,000 exemption does not equal $250,000 in tax savings.

It means up to $250,000 of qualifying assessed value would not be subject to certain property taxes.

What About the “Save Our Homes” Assessment Cap?

Amendment 3 also addresses property that does not receive the same homestead protections.

Currently, certain non-homestead residential and non-residential properties are subject to an annual assessment increase limitation of up to 10%.

The proposed amendment would reduce that limitation from 10% to 5%.

This portion of the proposal could be relevant to owners of:

Investment properties
Rental properties
Second homes that do not qualify for homestead
Commercial properties
Other non-homestead real estate

The change would not mean that property values could never increase by more than 5%. Rather, it would limit the annual increase in assessed value under the constitutional limitation applicable to these properties.

What About People Moving to Florida?

The proposal also contains specific provisions concerning people who establish a Florida homestead after January 1, 2027.

Under the proposed amendment, new Florida residents establishing homestead after that date would initially receive a smaller exemption for non-school levies, with the possibility of qualifying for the larger exemption after a five-year period, subject to the amendment’s provisions.

There are also provisions allowing a county or municipality, beginning in 2030, to reduce the five-year requirement when a two-thirds vote determines that doing so is warranted for a critical local need.

For anyone planning a move to Florida, this is an important part of the proposal to understand.

Could Local Property Taxes Change?

Potentially—but Amendment 3 does not simply establish a statewide property-tax rate.

The proposal would also establish constitutional requirements concerning how counties and municipalities use certain property-tax revenues.

Under the proposed amendment, remaining local property-tax revenues would be directed toward specified public purposes, including public safety, education and schools, infrastructure, natural resources, bond debt service, employee retirement benefits, and government operations and administration.

The practical impact on individual communities could depend on future decisions by local governments, changes in property values, tax rates, budgets, and other factors.

What Amendment 3 Does Not Mean

Because property taxes are complicated, it’s easy for headlines and social media posts to oversimplify the proposal.

Amendment 3 would not mean:

Every Florida homeowner’s entire property-tax bill disappears.
School district property taxes are eliminated.
Every homeowner automatically saves the same amount.
A home’s market value becomes irrelevant to property taxation.
Local governments would no longer collect property taxes.

Instead, the proposal changes the constitutional framework governing certain exemptions, assessments, and uses of local property-tax revenue.

Why Should Homeowners Pay Attention?

Property taxes are an important part of the cost of owning a home in Florida.

When evaluating a property, buyers should consider more than the purchase price. Property taxes, homeowners insurance, flood insurance, HOA or condominium fees, maintenance costs, and financing expenses can all affect the overall cost of ownership.

Changes to Florida’s property-tax structure could therefore be relevant to both current homeowners and people considering buying property in the state.

For sellers, property taxes can also become part of conversations with prospective buyers—particularly when comparing the ongoing costs of different properties.

The Bottom Line for Florida Homeowners

Amendment 3 proposes significant changes to Florida’s property-tax system, particularly for homeowners with qualifying homesteads.

The proposal would increase the homestead exemption for non-school property taxes to $150,000 in 2027 and $250,000 in 2028, with inflation adjustments beginning in 2029. It would also reduce the assessment-growth cap for certain non-homestead properties from 10% to 5%.

However, the effect on any individual homeowner will depend on that property’s assessed value, exemptions, local tax rates, and other factors.

As Florida’s property-tax conversation continues, homeowners should look beyond headlines and understand how the proposed changes could apply to their particular property.

If you are considering buying, selling, or relocating in South Florida, a local real estate professional can also help you understand the property-tax considerations that may factor into your overall housing costs.

This article is intended for general informational purposes and is not legal, tax, financial, or political advice. Homeowners should consult the Florida Department of Revenue, their county property appraiser, or an appropriate professional for information about their individual circumstances.