Amendment 3 Explained: What Florida's Property Tax Vote Does

Amendment 3 is on your Nov. 3 ballot. If at least 60% of voters approve it, the homestead exemption on non-school property taxes would rise to up to $150,000 in 2027 and up to $250,000 in 2028, and the yearly cap on assessment increases for non-homestead property would drop from 10% to 5%. Here's what it does, who it affects, and what it doesn't change. I'm not telling you how to vote.

What's on the ballot

The Florida Legislature put the amendment on the ballot. It needs at least 60% of the vote to pass. If it passes, it takes effect Jan. 1, 2027. You'd first see it on your August 2027 TRIM notice and your November 2027 tax bill. If it fails, current law stays in place. All of this comes from the Volusia County Property Appraiser's Amendment 3 summary (checked Oct. 26, 2026). The same rules apply in Clay, Duval and St. Johns, because it's a statewide constitutional amendment.

What changes for homesteaded homeowners

Today the homestead exemption is up to $51,411. That's $25,000 off all taxes, including school taxes, plus $26,411 off non-school taxes.

Under Amendment 3:

• School taxes: still only the first $25,000 is exempt. No change.

• Non-school taxes (county, city, special districts): up to $150,000 exempt starting Jan. 1, 2027, and up to $250,000 starting Jan. 1, 2028.

• After that: the maximum adjusts for inflation each year starting in 2029.

• The Legislature could later raise the exemption further by law. When, or by how much, isn't set.

About how much would it save?

Florida TaxWatch gives a simple formula: multiply your total non-school millage by $98.59 for 2027, or by $198.59 for 2028. At the statewide average of 10.5 mills, that's about $1,035 in 2027 and about $2,085 in 2028 (Florida TaxWatch Property Tax Resource Center, checked Oct. 26, 2026). That assumes millage rates stay the same, and they may not.

Your own millage is on your TRIM notice. Your county property appraiser can walk you through your number.

The Dec. 31, 2026 residency date

This is the part that matters most for people moving here.

• Permanent Florida resident by Dec. 31, 2026: you qualify for the larger exemption, even if you buy your home later.

• Become a resident on or after Jan. 1, 2027: you start with a $50,000 exemption on non-school taxes. After four years with a Florida homestead, you qualify for the larger amount starting Jan. 1 of your fifth year.

Source: Volusia County Property Appraiser. "Permanent resident" has legal requirements. If you're relocating and the timing is close, ask the property appraiser or an attorney what counts.

What changes for rentals, second homes and land

Property without a homestead exemption, including rentals, second homes, commercial property and vacant land, has its assessed value increase capped at 10% a year today for non-school taxes. Amendment 3 would lower that cap to 5%. School taxes on that property stay uncapped and are based on market value. The cap limits how fast assessed value can grow. It doesn't set tax rates (Volusia County Property Appraiser).

What doesn't change

• Save Our Homes stays. Homestead assessed value still can't rise more than 3% or inflation, whichever is less.

• Portability stays.

• Existing widow/widower, senior, veteran and disability exemptions stay.

• CDD and other non-ad valorem assessments aren't reduced. Homestead exemptions lower taxable value for ad valorem taxes, not those assessments (Manatee County Property Appraiser FAQ). If you're in a CDD neighborhood, that part of your bill stays.

The debate, in brief

The state's Revenue Estimating Conference projected the change would reduce local government revenue by $4.9 billion in the first year and $8.7 billion in the second, as cited by the Tax Foundation (Oct. 20, 2026).

• Supporters, including Florida Realtors, say it would make homeownership more affordable and push local governments to cut spending.

• Opponents, including the Florida Sheriffs Association, warn that lower revenue could force cuts to police protection and capital projects, or shift costs to other taxpayers.

Both positions are described in CBS12's Oct. 26, 2026 report. Read both sides and decide for yourself.

What this means for you

Buyers: If you're moving to Florida, the Dec. 31, 2026 residency date matters if the amendment passes. Budget using today's tax rules until the result is known. And remember the CDD line doesn't change either way.

Sellers: If it passes, a lower tax bill for homesteaded buyers could change how buyers look at the payment on your home. If it fails, nothing changes. I'll post the result and what it means on Nov. 9.

Acreage, land and second-home owners: Your piece is the 5% cap on non-homestead assessment increases. If your land isn't homesteaded, that's the line to read. Talk to a CPA about your situation.

FAQ

Does Amendment 3 lower school taxes?

No. The school-tax exemption stays at $25,000. The bigger exemption applies only to county, city and other non-school taxes.

Would my CDD fee go down?

No. A CDD is a non-ad valorem assessment, and homestead exemptions don't reduce those.

When would I see the change on my bill?

If it passes, on your August 2027 TRIM notice and your November 2027 tax bill.

Call or text me at 904-438-4928 — I'll get you an answer.

Trusted Guidance, One Move at a Time.

Aliea Veon, Broker Associate, Betros Realty · The Veon Home Team · FL License #BK3389258. This post explains the amendment and is not legal or tax advice.