Amendment 3 Property Tax Changes in Florida

Florida’s 2026 Amendment 3 property tax changes expand the homestead exemption for non-school taxes and lower the assessment-growth cap on non-homestead property. Voters approved the measure on November 3, 2026, and the changes take effect January 1, 2027. (wusf.org)

First, Make Sure You Have the Right Amendment 3

“Amendment 3” is only a ballot number. Florida has used that number for completely different measures in different election years.

The 2024 Amendment 3 involved adult marijuana use and was defeated. The 2022 Amendment 3 involved a proposed property-tax exemption for certain public-service workers and also failed. (constitutionalinitiatives.dos.fl.gov)

The measure covered here is Florida’s 2026 Amendment 3, officially titled “Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments.” It was approved in the November 3, 2026 election and is now scheduled to take effect in 2027. The pre-election Amendment 3 polling no longer determines the answer. (constitutionalinitiatives.dos.fl.gov)

Amendment 3 Simplified

Here’s the thing.

This amendment does not eliminate every Florida property tax. It changes how certain properties are taxed and assessed.

According to the Florida Department of State’s official amendment summary, the main changes are:

• Larger homestead exemption for non-school taxes: Up to $150,000 of assessed value in 2027.
• Another increase in 2028: Up to $250,000 of assessed value.
• Inflation adjustments: The expanded exemption may increase with positive inflation beginning in 2029.
• Lower non-homestead assessment cap: The annual cap for covered non-homestead property drops from 10% to 5%.
• New-resident waiting period: People who were not permanent Florida residents by December 31, 2026 generally begin with the existing exemption and receive the larger exemption in their fifth year.
• Local-government rules: The amendment also changes how counties and municipalities may use property-tax revenue and creates procedures through which certain local exemptions may be expanded. (constitutionalinitiatives.dos.fl.gov)

The expanded homestead amounts apply to non-school property taxes. They do not erase school district taxes, special assessments, homeowners insurance, association charges or the other costs of owning a home.

The best estimate will come from your county property appraiser using your parcel, assessed value, exemptions and local tax rates, not from a generic statewide Amendment 3 calculator.

Who May Be Affected

Current Florida Homestead Owners

A homeowner who maintained permanent Florida residence by December 31, 2026 and qualifies for homestead may receive the expanded exemption as it phases in.

That means up to $150,000 of assessed value may be exempt from non-school taxes in 2027, followed by up to $250,000 in 2028. The exact dollar savings will depend on the home’s assessed value and the local millage rates applied to that property. (flsenate.gov)

A homeowner with a lower assessed value may see a large share of the property’s non-school taxable value removed. A homeowner with a higher assessed value may still owe substantial non-school and school taxes.

New Florida Residents

The residence date matters.

A person who establishes permanent Florida residence on or after January 1, 2027 generally starts with an exemption of up to $50,000 of assessed value. The larger exemption becomes available beginning with the fifth year of the exemption, subject to the amendment’s rules and implementing law. (flsenate.gov)

Beginning in 2030, a county or municipality may be able to shorten that five-year period for a critical local need if two-thirds of its governing body approves the change. (flsenate.gov)

Rental, Second-Home and Commercial Property Owners

These properties do not receive the expanded homestead exemption.

They may benefit from the amendment’s reduction of the annual assessment-growth cap from 10% to 5% for non-school levies. That cap limits annual increases in assessed value. It does not guarantee that the owner’s actual tax bill cannot rise.

A different millage rate, a qualifying improvement or a change of ownership may still affect the amount due.

Do Florida Homeowners Stop Paying Property Taxes at 65?

No.

Turning 65 does not automatically eliminate Florida property taxes. Some counties and municipalities offer additional exemptions for qualifying homeowners who are at least 65, but those benefits may have income, residency, home-value or length-of-ownership requirements.

For 2026, one available local exemption can provide up to $50,000 in additional exempt assessed value for qualifying lower-income seniors. A separate local option may exempt the full assessed value for a qualifying homeowner who has lived in the home for at least 25 years, meets the income limit and owns a home with a qualifying just value. These exemptions only apply where the county or municipality has adopted them. (floridarevenue.com)

Amendment 3 does not replace those programs. It changes the broader homestead exemption structure for non-school taxes.

Why a Property-Tax Bill Could Still Increase

Here’s the part nobody tells you.

An exemption increase does not freeze the entire bill.

Several events can produce a higher bill independently of Amendment 3:

• Buying a property: A change of ownership may cause the assessed value to reset based on current just value.
• Adding improvements: New construction and qualifying improvements may be added to the assessment.
• Losing an exemption: Moving out, renting the property or otherwise failing to maintain it as a permanent residence may affect homestead eligibility.
• Changing millage rates: Local taxing authorities determine the rates applied to taxable value.
• Non-ad valorem assessments: Charges for services or improvements may appear on the tax bill but are not calculated as ordinary value-based property taxes.
• Assessment catching up to market value: An assessed value may rise even when market value is flat because the property previously had a gap between assessed and just value.

Florida law specifically warns buyers not to rely on a seller’s current bill. A sale or property improvement can trigger reassessment and result in higher taxes. (leg.state.fl.us)

Bottom line: the seller’s taxes and the buyer’s future taxes are two different numbers.

Why a Generic Amendment 3 Calculator May Miss the Mark

An Amendment 3 property tax calculator needs more than the home’s purchase price.

A useful estimate may depend on:

• County and municipality
• Assessed value
• Just or market value
• Homestead status
• Residency date
• Portability from a prior Florida homestead
• Local millage rates
• Senior, Veteran or disability exemptions
• Non-ad valorem assessments

Florida’s property-tax system is administered locally. The Florida Department of Revenue’s county-official directory connects property owners with the correct county property appraiser. (floridarevenue.com)

For Treasure Coast homeowners, the St. Lucie County Property Appraiser’s estimator can provide a local estimate. As of November 7, 2026, that tool states that the Amendment 3 changes are not yet configured because they do not apply until 2027. (paslc.gov)

What Amendment 3 Does Not Do

Amendment 3 is not a complete abolition of Florida property taxes.

A separate citizen initiative seeking to eliminate local real-estate property taxes beginning in 2029 is currently being pursued for a possible future Florida ballot. It is a different proposal and is not part of the Amendment 3 voters approved in 2026. (constitutionalinitiatives.dos.fl.gov)

There is also no verified federal law from President Trump eliminating property taxes nationwide or automatically canceling them for senior homeowners. Property-tax relief continues to depend heavily on state and local law, and government agencies have warned about false online claims describing nonexistent federal senior property-tax programs. (jodaviesscountyil.gov)

California Proposition 19 is unrelated too. That law deals with California assessment transfers and certain family property transfers. For its primary-residence transfer exclusion, the qualifying transferee generally must make the property a primary residence and file the applicable exemption claim within one year. (boe.ca.gov)

Different state. Different law. Different requirements.

How This Fits Into the Rent-vs.-Buy Decision

Property taxes are one part of the real cost of homeownership.

Amendment 3 may reduce future non-school taxes for some Florida homestead owners, but a buyer still needs to account for insurance, maintenance, financing costs, association charges and the possibility of reassessment after purchase.

That is why the rent-versus-buy question cannot be answered by an Amendment 3 calculator alone. The better comparison considers the expected ownership timeline, total estimated housing costs and the equity that may be built over time.

Compare Renting and Buying

Wondering if you should still rent vs buying your own home? Check out this free calculator.