Florida voters approved Amendment 3 on November 3, 2026, according to the report, setting up larger homestead exemptions on certain property taxes beginning in 2027. For prospective residents, the key date is Dec. 31, 2026—not necessarily the date they buy a home. The distinction could affect when eligible homeowners receive the expanded tax benefit.
Key takeaways
The amendment’s timing rules may benefit people who establish Florida residency before year-end, even if they purchase later. The exemption applies to non-school property taxes, while standard homestead requirements and filing deadlines still matter.
- The reported vote was about 62%, above Florida’s 60% threshold for constitutional amendments.
- The exemption is scheduled to rise to $150,000 in 2027 and $250,000 in 2028 for non-school taxes.
- People who become residents after Dec. 31, 2026, would start with a smaller exemption and reach the full amount in their fifth homestead year, under the reported rules.
- Homeowners must still satisfy homestead eligibility requirements and file by March 1.
What Amendment 3 changes
The measure expands the value of a qualifying homestead property shielded from county, city and special-district taxes. The report says the exemption for non-school levies would increase from roughly $50,000 to $150,000 in 2027, then to $250,000 in 2028, with later adjustments for inflation. The $25,000 school-tax exemption would remain unchanged.
Amendment 3 also lowers the annual assessment cap for non-homestead property from 10% to 5% for non-school taxes, beginning in 2027. The report says the Save Our Homes cap, portability and several other existing exemptions would remain in place.
Why the residency date matters
The reported transition rule distinguishes people who are permanent Florida residents on Dec. 31, 2026, from those who arrive later. Residents who meet that date could qualify for the larger exemption when they establish a homestead, even if they buy after the deadline. Later arrivals would begin with about $50,000 in exempt value and, under the account, receive the full exemption in their fifth homestead year.
That does not mean a home purchase can be ignored. To claim homestead for a tax year, owners generally must own and occupy the property as their permanent residence on Jan. 1 and apply by March 1. A Dec. 31 residency date and the Jan. 1 ownership-and-occupancy test serve different purposes.
Potential savings and uncertainties
The report cites Miami-Dade Property Appraiser estimates of average savings for eligible county homeowners of about $1,700 in 2027 and $2,700 in 2028. Actual savings would vary with assessed value and local tax rates. Local governments may adjust millage rates as they respond to reduced property-tax revenue, so estimates are not guaranteed.
Implementation details were still being finalized, and the account notes the new-resident provision could face legal challenges. It also says that beginning in 2030, a county or city could shorten the five-year phase-in by a two-thirds vote. Homeowners should confirm current requirements with the relevant property appraiser and a qualified tax or legal professional.
What prospective residents should consider
People planning a move may want to document when Florida became their permanent home. The report points to indicators such as obtaining a Florida driver’s license, registering a vehicle and to vote, filing a Declaration of Domicile, updating financial and insurance records, and ending competing claims of residency elsewhere. These are practical steps, not a definitive legal test; the state’s final documentation rules may determine what evidence is accepted.