Florida voters approved Amendment 3, the 2026 homestead property tax amendment (CS/HJR 1F), on November 3, 2026, per unofficial results. Here is what changes, when it changes, who it applies to and what stays the same, in plain English. This page explains the measure; it takes no position on it.
Starting January 1, 2027, the homestead exemption on non-school property taxes rises from the first $50,000 of assessed value to $150,000, then to $250,000 on January 1, 2028, with yearly inflation adjustments from 2029. School taxes keep the $25,000 exemption. For property that is not a homestead, such as second homes, rentals and commercial property, the yearly cap on assessment increases for non-school taxes drops from 10% to 5%. People who become Florida residents after December 31, 2026 wait five years for the larger exemption. Your 2026 tax bill does not change.
| Date | What happens |
|---|---|
| November 3, 2026 | Voters approve Amendment 3: about 62% yes, 38% no in unofficial results (60% needed). The state certifies official results later. |
| November 2026 | 2026 tax bills go out around November 1, due March 31, 2027. They are unchanged by the amendment. |
| December 31, 2026 | Residency cutoff. Owners who are not permanent Florida residents as of this date receive the existing $50,000 exemption for five years, then the full amount. |
| January 1, 2027 | Amendment takes effect. Assessment date for the 2027 roll: non-school homestead exemption $150,000; non-homestead assessment cap 5% (was 10%), non-school taxes. |
| August 2027 | TRIM notices (proposed taxes) are expected to be the first place owners see the change. |
| November 2027 | First tax bills with the $150,000 non-school exemption. |
| January 1, 2028 | Non-school homestead exemption rises to $250,000 (first reflected on November 2028 bills). |
| 2029 onward | The $250,000 amount is adjusted for inflation each year. |
The amendment treats your permanent residence and everything else differently. A homestead gets a much larger exemption from non-school taxes. Non-homestead property gets no new exemption, but its assessed value for non-school taxes can rise by at most 5% a year instead of 10%. Neither change applies to school taxes.
| Homestead (primary residence) | Non-homestead | |
|---|---|---|
| Who it covers | Your permanent residence with a homestead exemption | Second homes, rentals, vacant land, commercial property |
| Non-school taxes | Exemption $150,000 (2027), $250,000 (2028), indexed from 2029 | No exemption; yearly assessment increase capped at 5% (was 10%) from Jan. 1, 2027 |
| School taxes | Existing $25,000 exemption only | No change |
| Assessment cap | Save Our Homes: 3% or CPI, whichever is lower (unchanged) | 5% per year for non-school taxes |
| When you buy | Assessed value resets to market value after a sale, then Save Our Homes applies once homesteaded | Assessed value resets to market value after a sale, then the 5% cap applies |
The newcomer rule. To get the larger exemption right away you must be a permanent Florida resident as of December 31, 2026. Owners who establish Florida residency after that date receive only the existing $50,000 exemption for five years, then qualify for the full amount. The rule turns on when you became a permanent Florida resident, not on when you buy a particular house.
Buying in 2026 vs. 2027: the facts. Florida homestead status is set as of January 1 of each tax year, and you apply with your county property appraiser, usually by March 1. A home bought in 2026 and homesteaded for January 1, 2027 is on the 2027 roll with the $150,000 non-school exemption, if the owner was a permanent Florida resident as of December 31, 2026. A Florida resident as of that date who buys in 2027 or later is not subject to the five-year wait; the larger exemption starts with the first January 1 the home qualifies as their homestead. Someone who becomes a Florida resident in 2027 or later receives the existing $50,000 exemption for five years, then the full amount. In every case, a sale resets the home's assessed value to market value, so a buyer's bill can differ from the seller's. These are general rules; your county property appraiser decides individual cases.
Investors and second-home owners. Non-homestead property does not get the larger exemption. From January 1, 2027, the yearly increase in its assessed value for non-school taxes is capped at 5% instead of 10%. Tax rates (millage) are still set locally each year.
The state's Revenue Estimating Conference, as reported in the Florida House staff analysis, estimates the change reduces local non-school property tax revenue by about $4.95 billion in fiscal year 2027-28 and $8.78 billion in 2028-29, with a recurring impact of about $11.86 billion a year (roughly $12 billion). The ballot summary also requires local governments to use remaining property tax revenue for listed core purposes, such as public safety and infrastructure. How each county and city responds, including its millage rates, will be decided locally. See the county impact page for county-by-county estimates.
Savings depend on your county, your assessed value and future local millage rates, so every figure is an estimate. The Amendment 3 calculator estimates your bill today, in 2027 and in 2028 for all 67 counties. For background, read what the amendment does, follow the amendment tracker, or open your county from the Florida property tax hub.
This page is informational and non-partisan. It is not tax or legal advice; for your own property, check with your county property appraiser.
Tell us what you are thinking about, whether that is buying, selling or understanding your own bill, and a Momentum Realty agent will follow up. Prefer to talk now? Call (904) 351-6461.
Part of the Florida property tax hub: the statewide tracker, Save Our Homes guide and every county's page, or start from the county-by-county estimator.