Florida homeowners have a big decision coming on November 3, 2026: whether to approve Amendment 3, a constitutional amendment that could nearly triple the state’s homestead property tax exemption. If it passes, most homesteaded owners could see a significant chunk of their non-school property tax bill disappear starting in 2027. Here is what Amendment 3 actually does, how much it could save you, and what to check before you vote.
1. What Is Florida Amendment 3?
Amendment 3 started life as CS/HJR 1F, officially titled “Save Our Homes from Excessive Property Taxes.” It is a joint resolution proposing a change to the Florida Constitution, and it cleared both chambers of the Florida Legislature with strong bipartisan margins:
- Florida House: passed 75-26
- Florida Senate: passed 30-9
- Both votes occurred on June 2, 2026
- Signed and filed with the Florida Secretary of State on June 16, 2026
It is important to understand what this vote did and did not do. Passing the Legislature only puts the measure on the ballot — it does not change anyone’s tax bill yet. Amendment 3 is not current law. It becomes part of the Florida Constitution only if voters approve it in the November 2026 general election.
2. What Changes If It Passes
If voters approve Amendment 3, two major changes take effect on a phased schedule:
- The homestead exemption on the non-school portion of property taxes rises from the current $50,000 to $150,000 in 2027, then to $250,000 in 2028, with inflation adjustments in later years.
- The annual assessment growth cap on non-homestead properties (second homes, rental properties, and commercial property) drops from 10% to 5%, slowing how fast their taxable value can rise each year.
Two caveats matter a lot here. First, the increased exemption only applies to the non-school portion of your tax bill — school district levies, which typically make up roughly 40% of a Florida property tax bill, are untouched and keep applying to the current, smaller exemption. Second, new Florida residents must meet a 5-year residency requirement before they qualify for the expanded exemption amount.
Current vs. Proposed Homestead Exemption
| Exemption Stage | Homestead Exemption Amount | Applies To |
|---|---|---|
| Current law (today) | $50,000 | Non-school portion of property tax |
| 2027 (if approved) | $150,000 | Non-school portion of property tax |
| 2028 (if approved) | $250,000 | Non-school portion of property tax, then inflation-adjusted annually |
| Any year | No change | School district portion of property tax |
3. How Much Could Homeowners Save?
State economists estimate Amendment 3 would reduce local property tax revenue statewide by nearly $12 billion annually once fully phased in. On the homeowner side, roughly 60% of homesteaded owners could see their non-school property tax bill wiped out or drastically reduced, depending on their home’s assessed value and local millage rates.
Renters and owners of non-homestead property (second homes, rentals, most commercial property) do not benefit directly from the higher exemption, and some analysts warn that local governments facing lower revenue could shift more of the tax burden onto those properties over time.
A Simple Worked Example
Numbers make this easier to picture. Suppose your home has a taxable assessed value of $220,000 and your combined non-school millage rate is roughly 12 mills (a common range for many Florida counties):
- Today: $220,000 assessed value − $50,000 exemption = $170,000 taxable. At 12 mills, that’s about $2,040 in non-school property tax per year.
- In 2027 (if passed): $220,000 − $150,000 exemption = $70,000 taxable. At 12 mills, that’s about $840 per year — a savings of roughly $1,200.
- In 2028 (if passed): $220,000 − $250,000 exemption = $0 taxable (the exemption exceeds the assessed value). Your non-school property tax bill could effectively drop to $0, saving the full $2,040 versus today.
Your actual savings will depend on your home’s specific assessed value and your county’s millage rate, so treat this as an illustration rather than a guarantee. Homes with higher assessed values will still owe non-school tax on the amount above the exemption, and the school-tax portion of the bill is unaffected either way.
4. How Does This Interact With Existing Senior and Veteran Exemptions?
Florida already offers several homestead-related exemptions on top of the standard $50,000, including an additional $50,000 senior exemption for qualifying homeowners age 65 and older who meet income limits, plus separate exemptions for veterans, individuals with disabilities, and surviving spouses.
For most homeowners, the new $150,000/$250,000 exemption would exceed these existing add-on exemptions and effectively replace them on the non-school portion of the bill, since you cannot be exempted below $0. However, these existing exemptions still matter in two situations: they continue to apply toward the school-tax portion of the bill, which Amendment 3 does not touch, and they remain relevant for any homeowner whose assessed value is lower than the new exemption threshold, where stacking multiple exemptions can still reduce the bill further.
5. When Do Florida Voters Decide?
Amendment 3 will appear on the ballot in the November 3, 2026 general election. Like all Florida constitutional amendments, it needs 60% voter approval to pass — a simple majority is not enough.
One detail worth knowing before you vote: the ballot language was revised on August 14, 2026 after a court ruling found the original wording biased. Voters should read the current, court-approved ballot summary carefully rather than relying on earlier drafts or news coverage from before that ruling.
6. What Should Homeowners Do Now?
Use this quick checklist to figure out what, if anything, you need to do before the vote:
- Not sure if you currently have a homestead exemption? Contact your county property appraiser’s office to confirm your exemption status and current assessed value — this determines how much Amendment 3 would actually save you.
- Already have a homestead exemption on file? No action is required to “apply” for Amendment 3 itself; if it passes, the higher exemption would be applied automatically starting January 1, 2027.
- Own a second home, rental, or commercial property in Florida? The exemption increase does not apply to you directly, but the lower 5% assessment growth cap would.
- Want to double-check the details before voting? Read the official bill text and status directly from the Florida House of Representatives rather than relying on secondhand summaries.
Remember: even if Amendment 3 passes in November 2026, it would not take effect until January 1, 2027, and the full $250,000 exemption would not arrive until 2028. Nothing changes on your current tax bill until voters decide and the phase-in schedule kicks in.
Bottom Line
Amendment 3 is one of the most consequential property tax measures Florida voters have faced in years. If approved, it would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028, potentially eliminating non-school property taxes for a majority of homesteaded owners — while leaving school taxes and non-homestead properties on a different track. Check your own assessed value with your county property appraiser, read the official ballot language, and mark your calendar for November 3, 2026.