Florida Amendment 3 Explained.What Homestead Owners Should Know.

On November 3, 2026, Florida voters will decide Amendment 3, a proposed constitutional change to homestead exemptions, non-homestead assessment caps, and how counties and cities may use property-tax revenue. Here’s a neutral, source-linked overview of what the measure would do if it passes, and what stays the same either way.

What’s on the Ballot

Amendment 3 appears on the November 3, 2026 General Election ballot. Like other Florida constitutional amendments, it needs approval by at least 60% of voters. If approved, it takes effect January 1, 2027, and would first show up on August 2027 TRIM notices and the tax bills that follow in November 2027.

The Florida Department of State lists the measure as Ballot Number 3 for the 2026 election. Official materials summarize several related changes to Articles VII and XII of the Florida Constitution. This article explains those pieces as written; it does not endorse or oppose the amendment.

Larger Homestead Exemption for Non-School Taxes

Under current law, a qualifying homestead typically receives a $25,000 exemption that applies to all millages (including school taxes), plus an additional exemption on non-school millages that is inflation-indexed. For the 2026 tax year, county appraisers have described the combined figure as about $51,411 in many areas (the second slice moves with CPI).

If Amendment 3 passes, the structure for qualifying homestead property would change to:

• $25,000 still exempt from school millages (same idea as today for the school slice).
• Up to $150,000 exempt from non-school millages beginning January 1, 2027.
• Up to $250,000 exempt from non-school millages beginning January 1, 2028.
• Annual CPI adjustments to the maximum non-school exemption beginning January 1, 2029.

The amendment also directs the Legislature to set a uniform procedure so counties and municipalities can later raise the homestead exemption further for their own levies, up to the remaining assessed value, and allows special districts to do the same after a referendum.

School taxes still apply. Only the first $25,000 of assessed value would remain exempt from school millages. Most homestead owners would continue to see a school tax line on their bill.

Savings are not the same for every home. They depend on assessed value, existing exemptions, Save Our Homes benefits, and local millage rates. County property appraisers cannot quote an exact personal savings figure until implementing rules and future millage rates are set.

New Florida Residents After December 31, 2026

The proposal treats people who are not Florida residents on December 31, 2026 differently from those who already are.

• If you are a Florida resident by December 31, 2026, you would be eligible for the larger exemption amounts when you qualify for homestead (subject to the Constitution and implementing law).
• If you become a Florida resident on or after January 1, 2027, you would start with the exemption amount set for new Florida residents (described in county guidance as $50,000 for non-school taxes, with CPI adjustments beginning in 2028). After maintaining a Florida homestead exemption for four years, the larger exemption would begin on January 1 of the fifth year, to the extent permitted by the U.S. Constitution.

Buyers relocating to Miami-Dade, Broward, Palm Beach, or Orlando should confirm residency timing with their county property appraiser before assuming the larger exemption applies immediately.

Non-Homestead Assessment Cap: 10% to 5%

For property that does not receive a homestead exemption (rentals, second homes, commercial property, vacant land, and similar), Florida currently limits annual assessed-value increases for non-school levies to 10%. Amendment 3 would lower that cap to 5%.

That change slows how fast assessed value can rise for non-school taxes. It does not freeze tax bills, and school taxes would continue to be based on just/market value without that cap. Millage rates set each year by taxing authorities still matter.

What Would Not Change

Several pillars of Florida’s homestead system would stay in place under the text of the amendment:

• Save Our Homes assessment limit (the lower of 3% or CPI) for homestead property.
• Portability of Save Our Homes benefits when you move to a new Florida homestead (up to the statutory maximum).
• Other personal exemptions (widow/widower, senior, veteran, disability, and similar) as they exist today.
• The fact that non-ad valorem assessments (many local fees) are separate from ad valorem exemptions and are not reduced by homestead.

For how homestead, Save Our Homes, and portability fit into a purchase, see our First-Time Home Buyer’s Guide. Sellers planning a move can review timing and tax disclosures in our Seller’s Guide. Closing-line taxes and prorations are covered in Florida Closing Costs Explained.

Spending Limits for Counties and Cities

The amendment also requires counties and municipalities to use property taxes for listed purposes such as public safety, education and schools, infrastructure, natural resources, bond debt service, retirement benefits, and operations and administration. Other spending may be approved by local officers or governing bodies unless general law says otherwise. It does not set millage rates or guarantee a fixed dollar savings on any one bill.

Practical Steps Before Election Day

Whether you own, are buying, or are considering a move:

• Read the official summary on the Florida Department of State initiatives page and the state’s amendment booklet.
• Check your county property appraiser’s Amendment 3 FAQ for local examples (millage mixes differ by county).
• If you buy or sell before year-end, remember Florida’s property-tax disclosure: do not rely on the seller’s current tax bill. After a sale, property is generally reassessed at just value as of the next January 1.
• For waterfront or flood-exposed homes, insurance rules are separate from this tax measure; see our waterfront buying guide.
• Keep November 3, 2026 on your calendar if you plan to vote.

Your county appraiser values property and administers exemptions; the tax collector bills; taxing authorities set millage rates. Knowing each role makes a TRIM notice easier to read.

Talk Through Your Next Move

If you’re buying or selling around this election cycle, we can help you frame the questions to ask your lender, title company, and county appraiser, without treating this article as tax advice. Reach out when you’re ready to plan the next step in Miami, Broward, Palm Beach, Orlando, or elsewhere in Florida.