Florida Amendment 3 Passed: What the New Homestead Exemption Means for You
What does Florida's Amendment 3 do?
Amendment 3 raises the homestead exemption on non-school property taxes from today's $51,411 to $150,000 in 2027 and $250,000 in 2028, then adjusts it for inflation. It only applies to homesteaded primary residences. Second homes, rentals and commercial property get a 5% annual assessment cap instead of 10%. To get the full larger exemption, you need to be a Florida resident by Dec. 31, 2026.
Florida voters approved Amendment 3 with about 62% of the vote, according to unofficial results. If you own a home here, or you're planning to, this is one of the biggest property tax changes the state has seen in years.
Here's the thing, though: it doesn't help everyone the same way, and there's one date coming up fast that a lot of people are going to miss. Let me walk you through it.
What changed
Today, a Florida homestead gets up to $51,411 off its taxable value. Starting Jan. 1, 2027, the homestead exemption on non-school taxes (city, county and most special districts) goes to $150,000, then $250,000 in 2028. From 2029 on, it adjusts for inflation.
School taxes still get the same $25,000 exemption they get today.
What stays the same: Save Our Homes, portability, and the senior, widow(er), veteran and disability exemptions.
What does that actually mean for you?
If your home is your primary residence and you have a homestead exemption, you'll pay non-school taxes on a smaller slice of your home's value. How much you save depends on two things: your local millage rate and your current assessed value.
A couple of honest caveats. If you've owned your home a long time, Save Our Homes may already be keeping your assessed value low, so you'll likely see less of a change. And the exemption doesn't touch non-ad valorem fees like stormwater or fire assessments.
Your county property appraiser is the best place to see your own numbers: Pinellas, Hillsborough, Sarasota, Manatee.
Second homes, rentals and investment property
The bigger exemption only applies to homesteaded primary residences. Second homes, vacation homes, rentals, commercial property and vacant land don't get it.
What they get instead: the yearly cap on assessed-value increases drops from 10% to 5% for non-school taxes. That limits how fast the assessed value can climb. It doesn't cap the tax rate, so a bill can still go up if millage does.
So if you're thinking about buying an investment property or a second home, budget for taxes the way you would today, just with slower assessment growth. (Thinking about a rental? Here's how to tell if a Tampa Bay rental actually works.)
The date to circle: December 31, 2026
This is the part I'm getting the most questions about. To get the full larger exemption, you need to be a Florida resident by Dec. 31, 2026. You don't have to own a home yet. Residency, not purchase date, is what counts.
If you become a resident on or after Jan. 1, 2027, you start with today's exemption when you homestead, and the larger one begins in your fifth year of exemption.
So if you're renting here, staying with family, or in the middle of a move, here's how people typically build their paper trail:
- Get a Florida driver license or ID at your Florida address
- Register your vehicles in Florida
- Register to vote in your county
- File a Declaration of Domicile with the county clerk
- Move your bank statements and tax-return address to Florida
- End residency-based benefits in your former state
The property appraiser decides residency case by case, and no single document proves it. The Legislature may also set more detailed rules. It has to be real: a false residency claim can cost you the exemption plus back taxes and penalties. Talk to a tax professional or attorney about your situation. (Still planning the move? Start with my guide to moving to Florida's Gulf Coast.)
What about buyers and sellers?
For buyers, the biggest thing to know is that the homestead you file for matters more than ever, and the March 1 filing deadline still applies each tax year. For sellers, portability still lets you carry your Save Our Homes benefit (up to $500,000) to your next Florida homestead. If you're moving within Florida, that's worth a conversation before you list.
When you'll actually see it
Not on this year's bill. The change takes effect Jan. 1, 2027, so you'll first see it on your August 2027 TRIM notice and your November 2027 tax bill.
Frequently Asked Questions
No. Second homes, rentals and other non-homestead property get a 5% annual assessment cap on non-school taxes instead of 10%.
No. You need to be a Florida resident by Dec. 31, 2026. You can buy and file for homestead later.
No. School taxes keep the $25,000 homestead exemption.
No. Both stay in place.
The change takes effect Jan. 1, 2027. You'll first see it on your August 2027 TRIM notice and your November 2027 tax bill.
You'll start with the current exemption when you homestead, and the larger one begins in your fifth year of exemption.
If you live in your Florida home, this is good news, starting in 2027. If you own property you don't live in, the change is smaller. And if you're planning a move to the Suncoast, Dec. 31 is the date to plan around. Want to talk through how it fits your plans?
Talk It Through With AmandaSources: Amendment 3 ballot summary; Volusia, Leon and Palm Beach County Property Appraiser Amendment 3 FAQs; unofficial results reported Nov. 3, 2026. This post is general information, not legal or tax advice. Check with your county property appraiser or a tax professional about your situation.