Florida voters approved Amendment 3 on Tuesday, the biggest change to the homestead exemption since Save Our Homes. With nearly all votes counted, it had about 62% support, clearing the 60% Florida requires for constitutional amendments. If you own and live in your home, the part of your property tax bill that goes to your county, city and special districts is about to shrink, starting with the bills that arrive in November 2027.
But the amendment doesn’t work the same way for everyone. Your school taxes don’t change. If you move to Florida after this year, you’ll wait five years for the bigger exemption. Second homes and rentals get a different benefit. And local governments now face a large revenue gap they’ll have to close somehow. This guide walks through what changes, when, and what to do now, with a savings calculator and a tool for non-homestead owners.
Nine Straight Answers About Amendment 3
The questions Florida homeowners are asking this week, answered briefly. Details follow below.
Yes. Amendment 3 passed with about 62% of the vote, above the 60% needed. Amendments 1 and 2 on the same ballot failed.
The first lower bills arrive in November 2027, based on 1 January 2027 values. The bigger cut shows up in late 2028.
Each extra $100,000 of exemption saves $100 per mill of non-school tax. At 13 mills, that’s about $1,300 in 2027 and $2,600 from 2028.
No. School district taxes keep the current $25,000 homestead exemption.
If you weren’t a resident on 31 December 2026, you start at $50,000 and get the bigger exemption in your fifth year.
No. The 3% cap on homestead assessment increases and portability of up to $500,000 stay as they are.
No homestead exemption, but the yearly cap on assessment increases drops from 10% to 5% for non-school taxes.
If you already have a homestead exemption, it renews automatically. New owners must apply by 1 March.
Local governments face billions in lost revenue. How each county and city responds will play out in 2027 and 2028 budgets.
What Amendment 3 Changes, Line by Line
The amendment, placed on the ballot as HJR 1-F during the Legislature’s June special session, touches five things. Here’s each one compared with today’s rules.
| Item | Before Amendment 3 | After Amendment 3 | Starts |
|---|---|---|---|
| Non-school homestead exemption | Up to $50,000 (first $25,000, plus $25,000 on value between $50,000 and $75,000) | $150,000, then $250,000, then inflation-adjusted | 2027, then 2028 |
| School homestead exemption | First $25,000 | Unchanged | — |
| New Florida residents | Same exemption as everyone | Start at $50,000; enhanced exemption from year five | Residency after 31 Dec 2026 |
| Non-homestead assessment cap | 10% a year (non-school levies) | 5% a year | 2027 |
| Local options | — | Counties and cities may raise the exemption up to full value; special districts by referendum | Per Legislature’s procedure |
| Use of local property tax revenue | Broad local discretion | Directed to specified purposes such as public safety, infrastructure and natural resources | 2027 |
| Save Our Homes 3% cap and portability | In place | Unchanged | — |
We read the ballot summary against the county property appraiser guidance published before the vote, and three details stood out that most quick summaries skip. First, the higher exemption applies only to non-school levies: county, city and special district taxes. School taxes, which are often a third or more of a typical bill, keep the current $25,000 exemption. Second, the exemption is subtracted from assessed value, not market value, so long-time owners whose Save Our Homes cap has kept their assessed value low may already be close to fully exempt from non-school taxes. Third, the new-resident rule hinges on whether you were a Florida resident on 31 December 2026, not on when you bought your home.
The amendment also lets counties and cities go further: the Legislature must set a uniform procedure allowing them to raise the homestead exemption for their own levies, up to the full assessed value. Special districts can do the same with voter approval. Don’t expect many to use that soon, given the revenue they’re already losing, but it’s now possible.
When You’ll Actually See the Savings
Florida property taxes run on a set annual calendar, so a November vote doesn’t change this year’s bill. Here’s the sequence that matters.
Florida assesses property as of 1 January each year. Property appraisers mail Truth in Millage, or TRIM, notices in August showing your assessed value, exemptions and the tax rates local governments propose. Final bills go out around 1 November, with a 4% discount for paying that month. That means the 2026 bills you receive this month are calculated under the old rules, and your first bill with the $150,000 exemption arrives in November 2027. The jump to $250,000 shows up on the November 2028 bill.
Your TRIM notice is the best early check. When it arrives in August 2027, look at the exemption lines for school and non-school levies separately. If the non-school homestead exemption doesn’t reflect the new amount and you believe it should, contact your property appraiser right away; if that doesn’t resolve it, you can petition your county’s value adjustment board within 25 days of the TRIM notice mailing.
Moving to Florida? The Five-Year Rule Explained
This is the part of Amendment 3 with the most money riding on a single date. If you’re relocating, read this before you finalise plans.
The amendment says people who were not Florida residents on 31 December 2026 receive the existing homestead exemption when they first qualify. Pinellas County’s property appraiser describes it this way: new residents start at $50,000 for non-school taxes (adjusted for inflation from 2028), and after holding a Florida homestead exemption for four years, the larger exemption first applies on 1 January of the fifth year. Existing Florida residents who buy a home later still get the full enhanced exemption, because the rule turns on residency, not on the purchase date.
Florida doesn’t have a single residency registry, so how residency on 31 December 2026 will be shown in practice will depend on the implementing law and your property appraiser. The usual evidence of permanent residency in Florida includes a Florida driver’s licence, voter registration, vehicle registration, a recorded declaration of domicile, and where you file federal tax returns. If you’re mid-move, gather and date these documents and ask your county property appraiser what they’ll accept.
If you’re already moving to Florida, establishing permanent residency before the year ends could mean an extra $100,000 to $200,000 of non-school exemption for four years. At 13 mills, that’s roughly $1,300 to $2,600 a year. Make sure the move is genuine, though: claiming Florida residency affects your taxes in the state you’re leaving, and false homestead claims carry penalties, back taxes and interest.
The amendment’s supporters said the waiting period ensures longtime residents benefit first. Critics, including the Tax Foundation, have noted it will create large differences between the tax bills of neighbours with similar homes for several years. Either way, it’s now part of the constitution, and anyone buying a Florida home in the coming years should run the numbers on the lower exemption when budgeting their mortgage payment and escrow.
Second Homes, Rentals and Business Property
If the property isn’t your Florida homestead, you don’t get the bigger exemption. You do get a slower-growing assessment.
Today, the assessed value of non-homestead property can rise by up to 10% a year for non-school taxes, no matter how fast the market rises. Amendment 3 halves that cap to 5%. School taxes on non-homestead property aren’t capped this way and still follow market value. The cap resets when the property sells, so a buyer starts at full market value, then the 5% limit applies from the next year.
That makes the change worth the most to owners in fast-rising markets and to those who hold property for many years. In a flat or falling market, the cap doesn’t matter because assessments don’t need limiting.
The narrower cap protects you from sharp assessment jumps, but your non-school tax rate can still rise if local governments raise millage to make up lost homestead revenue. Watch your TRIM notice and local budget hearings in August and September. Snowbirds who split time between states should be careful about claiming Florida homestead without truly making Florida their permanent home.
How Florida Property Taxes Work, in Two Minutes
Amendment 3 changes one piece of a system with several moving parts. Knowing the others makes it much easier to read your TRIM notice and spot mistakes.
Market value, then assessed value
Your property appraiser estimates market value as of 1 January. For a homestead, Save Our Homes limits how much the assessed value can rise each year to 3% or the change in the Consumer Price Index, whichever is lower. Over time, that gap can grow large, which is why long-time owners often have assessed values far below market value.
Exemptions come off assessed value
The homestead exemption and any others you qualify for are subtracted from assessed value to get taxable value. School and non-school levies can have different taxable values because some exemptions, like the second $25,000 today and the new Amendment 3 amounts, don’t apply to school taxes.
Millage rates set the bill
Each taxing authority, including the school board, county, city and special districts, sets a millage rate. One mill is $1 of tax per $1,000 of taxable value. Your bill is the sum of each taxable value multiplied by each rate.
TRIM notice, hearings, then the bill
In August you get a TRIM notice with proposed rates and the dates of public budget hearings. Final rates are adopted in September, and bills arrive around 1 November, with discounts for paying early.
| Exemption | Who qualifies | Amount | Changed by Amendment 3? |
|---|---|---|---|
| Homestead | Owners who make the home their permanent residence | See above; school and non-school differ | Yes, non-school part |
| Senior low-income (local option) | 65+ with income under a yearly limit, where the county or city adopts it | Up to an additional $50,000 | No |
| Widow or widower | Surviving spouses who haven’t remarried | $5,000 | No |
| Disability | Blind or totally and permanently disabled residents | $5,000; full exemption for some with low income | No |
| Disabled veteran | Veterans with service-connected disability ratings | From $5,000 up to full exemption, by rating | No |
Eligibility details for the non-homestead exemptions vary, and some, like the senior low-income exemption, depend on whether your county or city has adopted them. Your property appraiser’s website lists what’s available locally and the forms to file.
Six Mistakes That Could Cost You the New Savings
Amendment 3 only helps if your homestead is in order. These are the slip-ups that most often cost Florida owners their exemption or a bigger bill.
If you buy a home, you must apply for homestead by 1 March of the following year. Miss it and you pay a full year without the exemption, now a much bigger loss. Late filing is possible in limited cases, but don’t count on it.
Florida treats renting your entire homestead for more than 30 days a year, two years in a row, as abandoning it. With a $250,000 exemption at stake, a few seasonal rentals can become very expensive, including back taxes, penalties and interest.
You can’t have a Florida homestead and a residency-based exemption or credit on a home in another state. Snowbirds should check the rules in their other state before filing.
Selling one Florida homestead and buying another? File for portability with Form DR-501T alongside your new homestead application. It can carry up to $500,000 of Save Our Homes benefit and works together with the larger exemption.
The August TRIM notice is your chance to catch a missing exemption or a wrong value before the bill is final. Appeals to the value adjustment board must be filed within 25 days of the notice being mailed.
Lenders typically adjust escrow once a year. If your payment doesn’t drop right after the November 2027 bill, check your next escrow analysis before calling it an error.
Amendment 3 Savings Calculator and Rental Cap Tool
Use the numbers from your latest TRIM notice or tax bill. The first tool estimates your homestead savings; the second shows how the new 5% cap affects a rental or second home.
Simplified estimate at today’s millage. Local governments may change rates.
Assumes the market value never falls below the capped value and no sale resets the cap.
The homestead calculator applies the current $25,000 exemption to school taxes, and for non-school taxes compares today’s structure (the first $25,000 plus a second $25,000 on value between $50,000 and $75,000) with the amendment’s $150,000 or $250,000. If you weren’t a Florida resident on 31 December 2026, it keeps you on the current structure, which is how the first four years work for new residents. It holds millage rates steady, which won’t hold in practice; many local governments are expected to revisit rates. When we ran a typical long-time homeowner through it, assessed at $300,000 with 13 non-school mills, the estimate came to about $1,300 saved on the 2027 bill and $2,600 from 2028, in line with estimates published by Florida real estate analysts after the vote.
The cap tool grows your assessed value by the lower of market growth or the cap, each year, and shows what that means for the non-school portion of your bill. It ignores school taxes because the cap doesn’t apply to them.
Three Sample Tax Bills, Before and After
We ran three common situations through the same math as the calculator, holding rates at 13 non-school mills and 6 school mills so the effect of the amendment stands alone.
| Owner | Assessed value | Today’s bill | 2027 bill | 2028 bill | Takeaway |
|---|---|---|---|---|---|
| Long-time owner, low Save Our Homes value | $180,000 | $2,620 | $1,320 | $930 | Non-school taxes reach zero; only school taxes remain |
| Existing resident, mid-priced home | $400,000 | $6,800 | $5,500 | $4,200 | Saves $2,600 a year from 2028 |
| New resident arriving in 2027, same home | $400,000 | — | $6,800 | $6,800 | Pays about $2,600 more than a neighbour until year five |
The first example shows something many long-time owners will notice: once your Save Our Homes value sits below the new exemption, the non-school part of the bill disappears entirely, and what’s left is school tax. For the $180,000 home, that’s $930 a year at 6 mills, and that number will keep rising slowly as the assessed value creeps up under the 3% cap.
The second and third examples are the same house on the same street. The only difference is when the owner became a Florida resident, and it’s worth about $2,600 a year for four years at these rates. That’s the gap critics flagged before the vote, and it’s why buyers relocating from other states should run their numbers on the current exemption rather than the headline $250,000.
Real bills will differ because millage rates vary widely by county and city, and many local governments are expected to revisit rates as they absorb the revenue loss. Treat these as an illustration of the amendment’s mechanics, not a forecast of your exact bill.
What to Do This Week
Most homeowners don’t need to file anything new because of Amendment 3. These quick checks make sure you get the full benefit when it arrives.
Confirm your homestead is on file
Look up your parcel on your county property appraiser’s website and check that the homestead exemption is listed. If you bought in 2026, apply by 1 March 2027.
Note your assessed value, not just market value
Your assessed value is what the new exemption comes off. Plug it into the calculator above with your current millage rates from this year’s bill.
If you’re relocating, document residency now
A Florida driver’s licence, voter registration, vehicle registration and a declaration of domicile, all dated, are the usual evidence. Ask your property appraiser what they’ll accept for the 31 December 2026 cutoff.
Mark your calendar for August 2027
That’s when TRIM notices arrive with the first values reflecting the amendment and the proposed local rates. Check them, and attend budget hearings if your local rates are rising.
Pay this November’s bill as usual
Bills arriving this month use the old rules. Paying in November still earns the 4% early payment discount.
Which Situation Sounds Like Yours?
Amendment 3 lands very differently depending on who you are. Find the closest match and the one thing to do now.
You’re the main beneficiary. Your homestead exemption renews automatically, so there’s nothing to file. One thing to check: if your Save Our Homes assessed value is already low, say $150,000 or less, the new exemption may wipe out most or all of your non-school taxable value, and your remaining bill will be mostly school taxes. Watch your August 2027 TRIM notice to confirm the change.
Because you were a resident before 2027, you should qualify for the full enhanced exemption once you hold a homestead. Apply for homestead with your county property appraiser by 1 March following your purchase, and keep proof that you lived in Florida before the end of 2026, such as an older Florida driver’s licence or lease. Your purchase still resets Save Our Homes to market value, so budget on that.
You’ll start at the current $50,000 exemption and wait until your fifth year for the larger one. Run your mortgage and escrow numbers on the lower exemption so the first years don’t surprise you. If your move is happening now, ask your property appraiser what evidence will establish residency as of 31 December 2026.
No homestead benefit, but the 5% cap slows assessment growth for non-school taxes. The bigger risk is millage: local governments losing homestead revenue may raise rates, and non-homestead owners pay those on the full assessed value. Attend or watch your county and city budget hearings in September 2027.
You don’t get a direct cut. Rental properties don’t qualify for homestead, and landlords set rent based on many costs. The lower 5% cap may slow assessment growth on your building, but if local millage rises, that cost can flow into rents. Renters remain eligible for the homestead exemption once they buy and live in a Florida home.
Your existing exemptions, such as the senior low-income exemption, disabled veteran exemptions and the widow or widower exemption, aren’t changed by Amendment 3. They stack on top of the homestead exemption according to existing rules. If your other exemptions already make you nearly tax-free on non-school levies, the new exemption adds little.
Portability still lets you move up to $500,000 of accumulated Save Our Homes benefit to a new homestead if you buy within three tax years, using Form DR-501T. Since you’re already a resident, the enhanced exemption carries on at the new home. File both the homestead and portability applications by 1 March after you buy.
What It Means for Local Budgets and Services
A tax cut for homeowners is a revenue cut for counties, cities and special districts. Here’s the scale and what to watch.
A state economic analysis estimated local governments could lose nearly $5 billion in the first year, approaching $9 billion the following year, with an eventual recurring impact of close to $12 billion a year. Jacksonville officials estimated a cost to the city of more than $300 million a year. Law enforcement and firefighter groups were among the measure’s opponents, warning of effects on services, and Senate President Ben Albritton, who voted to put it on the ballot, ultimately argued against it, citing rural communities. Governor Ron DeSantis and the Republican Party of Florida backed it, with DeSantis saying it didn’t go far enough.
An early proposal for a state trust fund to help local governments was removed before the final version passed, which leaves no built-in reimbursement for Florida’s 29 fiscally constrained counties, mostly rural ones with small tax bases. Whether lawmakers create a relief fund is expected to come up in the next legislative session. The amendment also directs counties and cities to use property tax revenue for specified purposes, including public safety, infrastructure and natural resources.
Supporters described the measure as overdue relief for homeowners squeezed by rising values, insurance and living costs, and argued that local governments had room to trim spending. Opponents, including many county and city officials, said cuts of this size would fall hardest on public safety, parks, libraries and road maintenance, especially in rural counties with few businesses to share the tax load. Both arguments will now be tested in real budgets rather than campaign ads.
For residents, the practical effect will show up in local budget choices over 2027 and 2028: some combination of spending changes, higher millage rates, more fees, or reliance on other revenue such as local sales taxes where voters approve them. Those decisions are made at public hearings, usually in September, after TRIM notices go out. That’s where your input counts.
Who to Contact About Your Florida Property Taxes
Your county property appraiser handles exemptions and values. Your tax collector handles bills and payments.
Bing map locator: property tax offices near you
Questions People Are Still Asking
Does Amendment 3 eliminate property taxes on homes?
No. It raises the non-school exemption sharply, but school taxes remain, and homes assessed above the exemption still owe non-school taxes on the excess. Earlier proposals to phase out non-school homestead taxes entirely were not what passed.
Does my mortgage payment drop automatically?
If your taxes are paid through escrow, your lender recalculates the escrow amount at its annual review after the new bill. Expect the change after your November 2027 bill, not before.
Is the $250,000 exemption the final amount?
From 2029 it adjusts for inflation under the amendment. Counties and cities can also choose to go higher for their own levies under a procedure the Legislature must set.
What if my assessed value is lower than the exemption?
Your non-school taxable value falls to zero; the exemption can’t go below that. You’ll still owe school taxes on value above the $25,000 school exemption.
I moved here from another state this year. Am I a new resident?
The cutoff is whether you were a Florida resident on 31 December 2026. If you established permanent residency during 2026, you should be treated as an existing resident. Confirm with your property appraiser and keep your documentation.
Does Amendment 3 affect condo or HOA fees?
Not directly. Association fees aren’t property taxes. Your individual unit’s property tax changes the same way as any homestead.
Can the Legislature undo it?
It’s now part of the Florida Constitution, so changing it would take another constitutional amendment approved by at least 60% of voters. The Legislature will pass implementing laws that set procedures.
What happened to the other amendments?
Amendment 1, which would have raised the cap on the state’s Budget Stabilization Fund, got about 40% and failed. Amendment 2, a tax exemption for certain farm and agritourism equipment, also failed to reach 60%.
Does the new exemption reduce non-ad valorem assessments on my bill?
No. Items like solid waste fees, stormwater fees and community development district assessments are charged as flat or per-unit assessments, not on taxable value, so homestead exemptions don’t reduce them. They’ll stay on your bill, and some local governments may lean on fees like these more heavily as property tax revenue falls.
How is the inflation adjustment measured?
The amendment adjusts the exemption for inflation after 2028. County appraiser guidance points to the Consumer Price Index, and the Legislature’s implementing law sets the details. Your TRIM notice will show the adjusted amount each year.
Does Amendment 3 change the business equipment exemption?
No. The existing exemption for tangible personal property, such as business furniture and equipment, is separate and unchanged. Amendment 2, which would have exempted certain farm and agritourism equipment, failed.
My parents live with me. Does that affect the exemption?
The homestead exemption goes to the owner who makes the property a permanent residence, and only one homestead exemption applies per property. Family members living with you don’t change it, though some exemptions, like the senior low-income one, depend on household income rules. Ask your property appraiser if you’re unsure.
Where can I read the amendment’s exact wording?
Search for HJR 1-F from the June special session on the Florida Senate website, or check the Florida Division of Elections’ constitutional amendments page.
How this page was checked. Results reflect reported totals as of 4 November with about 99% of the expected vote counted; official certification follows. Provisions come from the amendment’s ballot summary and county property appraiser guidance. Revenue estimates reflect state economic analysis as reported. Calculator figures and illustrations are our own simplified estimates and hold tax rates constant.
This page is independent general information. It doesn’t take a position on the amendment and isn’t tax or legal advice. Confirm your situation with your county property appraiser.
Key sources: Florida Legislature · Florida Department of Revenue · County property appraisers · Florida Division of Elections