October 12, 2026

Florida Amendment 3 (2026) Explained: What Could Change for Property Taxes?

By Florida Home Vibes

Florida home at sunset with a blank ballot-style form, papers and house keys, illustrating the 2026 property-tax amendment vote.

Amendment 3 is on the November 3 ballot. It is a proposal, not current law. Illustrative image generated for Florida Home Vibes; the form shown is not an official ballot.

Every Florida homeowner knows the moment the property-tax bill lands in the mailbox. On November 3, 2026, voters will decide whether to change how that bill is calculated. Amendment 3 would raise the homestead exemption for non-school taxes, lower the annual assessment-growth cap on non-homestead property, and limit how counties and cities may use property-tax revenue.

It would not abolish property taxes, and it is not law unless at least 60% of the votes cast on Amendment 3 are YES. This guide explains what the official text says, separates confirmed facts from projections and opinions, and lays out the arguments supporters and critics make, so you can read it in 30 seconds or ten minutes and come away informed. We don't tell anyone how to vote.

Amendment 3 at a Glance: The Pros and Cons

In short: Amendment 3 would sharply increase the amount of a home's value that is exempt from non-school property taxes ($150,000 in 2027, $250,000 in 2028), cut the yearly assessment cap on non-homestead property from 10% to 5%, and restrict what counties and municipalities can spend property-tax revenue on. Estimates point to possible lower non-school tax bills for qualifying homeowners and a large modeled reduction in local government revenue.

Potential benefits cited by supporters

Possible lower non-school tax bills for qualifying homesteaded homeowners (published estimates run from roughly $1,000 to more than $2,000 a year, depending on assumptions).
Slower assessment growth for second homes, rentals and businesses under a 5% cap.
Pressure on local budgets to focus on core services, which supporters say will curb non-essential spending.
Possible rent relief, which supporters argue could ease landlords' costs.

Concerns raised by critics

Large modeled revenue reduction: about $11.8 billion a year once fully phased in, according to the state's estimate, with no replacement source in the amendment.
Service and tax-shift risk: cuts to public safety or infrastructure, or higher taxes and fees on others, such as renters and businesses.
Newcomer waiting period: eligible newer residents who were not Florida residents on Dec. 31, 2026 would generally receive the smaller exemption for four exemption years, then the larger exemption beginning in year five. Florida TaxWatch has raised legal concerns about this.
Limited spending guardrails: critics say the list of allowed uses does not truly restrict local spending.

Election: November 3, 2026 Needed to pass: at least 60% of votes cast on Amendment 3 must be YES If approved: effective January 1, 2027

Read the full breakdown ↓

First, What the Ballot Actually Says

The measure appears as Amendment 3 under the certified title "Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments." That is not the title the Legislature first wrote. The original ballot title and summary ("Save Our Homes From Excessive Property Taxes") were challenged in court, a Leon County judge ruled them defective in August, and the Attorney General rewrote them. The rewritten language is what the Florida Division of Elections and county election offices now publish. The amendment's text, which comes from legislative joint resolution HJR 1F (2026 special session), did not change.

What Amendment 3 Would Do

If at least 60% of the votes cast on Amendment 3 are YES, the amendment would make five changes, all effective January 1, 2027:

Bigger homestead exemption for non-school taxes. $150,000 of assessed value in 2027 and $250,000 in 2028, adjusted for inflation starting in 2029.
A slower phase-in for people who were not Florida residents on December 31, 2026. They would generally receive the smaller exemption for four exemption years, then the larger exemption beginning in the fifth exemption year.
A lower cap on non-homestead assessments. The annual limit on assessed-value growth for non-homestead property would fall from 10% to 5% for non-school levies.
A path to larger local exemptions. The Legislature would have to set a uniform procedure for counties and municipalities to raise the exemption up to all remaining assessed value, and special districts could do so by referendum.
A limit on how counties and municipalities use property-tax revenue to a list of purposes, discussed below.

Current Rules vs. the Proposal

Topic	Today	If Amendment 3 passes
Non-school homestead exemption	Up to about $51,411 in 2026: the $25,000 first exemption plus an inflation-adjusted second layer of up to $26,411, which applies only to assessed value above $50,000	$150,000 (2027); $250,000 (2028); inflation-adjusted from 2029
School-tax homestead exemption	$25,000	$25,000 (unchanged)
Newer residents (not residents on Dec. 31, 2026)	Same rules as everyone	$25,000 school and $50,000 non-school, inflation-adjusted from 2028; smaller exemption for four exemption years, then the larger exemption beginning in the fifth exemption year
Annual assessment cap, non-homestead (non-school levies)	10%	5%, beginning January 1, 2027
County and city use of property-tax revenue	Any valid local purpose	Limited to listed purposes
Homestead "Save Our Homes" cap	Lesser of 3% or CPI	Unchanged

The 2027 and 2028 Exemptions, in Plain English

A homestead exemption subtracts part of your home's assessed value before tax rates are applied. Under Amendment 3, the non-school exemption would replace today's two-layer exemption with one larger amount: $150,000 beginning January 1, 2027, then $250,000 beginning January 1, 2028. The amounts are not added together. The $250,000 figure replaces the $150,000 figure rather than stacking on it. Starting in 2029, the $250,000 amount would be adjusted annually for inflation when the Consumer Price Index change is positive.

Visual A: How much assessed value would be exempt from non-school taxes

Amounts are assessed value exempt from non-school taxes, not cash. *Adjusted annually for inflation beginning in 2029. **Adjusted annually for inflation beginning in 2028; school taxes keep a $25,000 exemption. The 2026 figure is an up-to amount: the current $25,000 exemption plus an inflation-adjusted second layer of up to $26,411 that applies to assessed value above $50,000. Sources: HJR 1F text; Florida Revenue Estimating Conference, July 10, 2026.

An exemption is not a cash refund

An exemption of $250,000 in assessed value does not mean $250,000 in savings. Your savings are the additional value exempted, multiplied by the combined non-school millage rate where you live (one mill is $1 per $1,000 of taxable value). The exemption also cannot exceed the home's assessed value.

Illustrative example (assumptions are hypothetical)

A homesteaded home with an assessed value of $300,000 in 2028.
Current-law non-school exemptions of about $52,800 in 2028 (the Estimating Conference's projection), versus $250,000 under the amendment: roughly $197,000 more value exempted.
A non-school millage rate of 10 mills, a round number for illustration. Real rates vary by location and change every year.
Result: roughly $1,970 less in non-school property tax per year, before any change in local millage rates, fees or other assessments.
The same math for a home assessed at $200,000 gives about $1,470, because the exemption can't exceed the home's value.

Published estimates of average savings differ because they use different assumptions: Florida TaxWatch uses about $1,035 (2027) and $2,085 (2028) at a 10.5-mill average, and Florida Realtors' CEO about $1,000 and $1,800.

Who Qualifies for the Larger Exemption?

The text draws a line at December 31, 2026, and it concerns permanent residence, not whether you have already claimed a homestead exemption. A person who maintained a permanent residence in Florida on that date is eligible for the larger exemption when they qualify for homestead, including if they buy or claim a home later. A person who had not maintained a permanent residence in Florida on that date generally receives the smaller exemption ($25,000 school, $50,000 non-school) for four exemption years and moves to the larger one beginning in the fifth exemption year. The change is a single step at year five, not a gradual yearly increase.

Two details matter. First, residency is decided by the county property appraiser, who under current law may weigh factors such as a recorded declaration of domicile, a Florida driver license, voter registration, and where dependent children attend school. Second, the amendment doesn't change the basic homestead rules: you must own and live in the home as your permanent residence and apply. The ballot summary says such residents receive "the existing homestead exemption" at first, with the larger exemption "to the extent permitted by the U.S. Constitution"; the amendment text sets the starting amounts at $25,000 for school taxes and $50,000 for non-school taxes. Counties and cities could, beginning in 2030, shorten the wait for a critical local need by a two-thirds vote of their governing body.

Visual D: The December 31, 2026 residency line

"Exemption year" refers to years in which the owner receives the homestead exemption. Sources: HJR 1F text; House Final Bill Analysis (June 16, 2026); Florida Revenue Estimating Conference modeling (July 10, 2026).

The Non-Homestead Assessment Cap: 10% to 5%

Eligible non-homestead, non-agricultural property—such as second homes, rental properties and commercial buildings—is currently subject to a 10% annual cap on increases in assessed value for non-school property taxes. Amendment 3 would lower that cap to 5% beginning January 1, 2027. It applies to taxes levied by counties, cities and special districts, not to school district levies.

This is a limit on how fast the assessed value can rise, not a limit on your tax bill. The tax bill still depends on millage rates, and a property is generally reassessed at its full market value after a change of ownership. A slower-growing assessment only reduces taxes if the property's market value is rising faster than the cap.

Visual B: Maximum yearly assessment increase, non-homestead property (non-school taxes)

These are limits on assessed-value growth, not guarantees about tax bills. Applies to non-school levies. Source: HJR 1F text (Article VII, Section 4); Division of Elections ballot summary.

Illustrative example (assumptions are hypothetical)

A rental property assessed at $400,000, whose market value jumps 12% in one year.
Under a 10% cap, assessed value could rise to $440,000. Under a 5% cap, to $420,000: $20,000 less assessed value.
At 10 mills, that is about $200 less in non-school tax that year, and the difference can compound while the property stays under the same ownership and market growth stays high.
If the property's value rises only 4%, neither the current 10% cap nor the proposed 5% cap would constrain an otherwise applicable 4% assessment increase, so assessed value would rise by the same amount either way. Actual tax bills could still change because of millage rates, exemptions and other factors.

What Stays the Same

School property taxes remain payable. The first $25,000 of assessed value stays exempt from school levies, and the amendment doesn't change school-tax assessment rules. The Estimating Conference projects no school revenue impact.
The 3% "Save Our Homes" cap on homestead assessment increases (or CPI, if lower) is unchanged.
Other exemptions and benefits, such as those for seniors, veterans and first responders, are not eliminated by the amendment.
Millage rates, fees and other assessments are still set locally. Non-ad valorem charges like stormwater or fire fees are not changed by the amendment.
Property taxes do not go away. Higher-valued homes would still have taxable non-school value, though exemptions could be raised further later.

Local Government Revenue: What the Official Estimates Show

The Legislature's Revenue Estimating Conference updated its estimate on July 10, 2026, and that update replaced the June 12 analysis, so figures from earlier coverage may differ slightly. Assuming Amendment 3 passes, the Conference estimates local non-school property-tax revenue would be lower than it otherwise would have been by about $4.9 billion in fiscal year 2027–28, $8.7 billion in 2028–29, and nearly $11.8 billion a year once the policy is fully phased in. These numbers are projections compared with a current-law baseline, not a forecast of spending cuts. The Conference also noted that the effect of future local decisions and any new legislation is not included.

Visual C: Estimated reduction in local non-school property-tax revenue if Amendment 3 passes

Conditional projections: they apply only if voters approve the amendment, and they do not by themselves determine specific service cuts. "Recurring" is the Conference's full-effect estimate (the sixth-year cash impact). Figures are statewide, non-school, in billions of dollars (rounded from millions). Source: Florida Legislature, Revenue Estimating Conference (Ad Valorem), CS/HJR 1F, July 10, 2026.

Tampa Bay-area counties

The same estimate breaks the statewide figures out by county. The table shows the Conference's projected reduction in non-school revenue, compared with a current-law baseline, across all non-school taxing authorities in each county, including cities and special districts.

Estimated reduction in non-school property-tax revenue ($ millions)
County	FY 2027–28	FY 2028–29	Recurring (full effect)
Hillsborough	$342.0M	$616.2M	$942.0M
Pinellas	$269.3M	$456.9M	$561.4M
Polk	$138.7M	$239.0M	$365.6M
Pasco	$158.2M	$276.1M	$364.9M
Hernando	$38.5M	$61.5M	$76.9M
Citrus	$38.3M	$58.1M	$67.4M

How could local governments respond? The amendment doesn't say. Governments could trim spending, raise millage rates where the law allows, lean more on fees and other revenue, or some combination. Supporters expect spending restraint. Critics fear service cuts or a shift in the tax burden. The official estimates don't predict which will happen.

The spending rule. Counties and municipalities could use property taxes only to: provide for public safety (law enforcement, fire and emergency medical service); fund education and public schools; finance or refinance infrastructure such as roads, bridges and stormwater; finance natural-resource projects including flood control; issue and service local bonds consistent with those uses; meet employee retirement obligations; and fund operations and administration of county officers, commissioners and municipalities, including expenditures approved by those officers or governing bodies unless general law prohibits them. Supporters say this focuses local budgets on core needs. Critics, including Florida TaxWatch, say the last category is broad enough that it "really does not restrict anything."

Who Could Be Affected?

Existing homeowners with a homestead exemption: a larger non-school exemption, with the dollar effect depending on assessed value and local millage rates.
First-time and move-up buyers already living in Florida: they would qualify for the larger exemption once they establish a homestead. A purchase generally resets the home's assessed value to market value, so the exemption applies to that new assessed value.
Newcomers moving to Florida in 2027 or later: generally the smaller exemption for four exemption years, then the larger one beginning in the fifth exemption year.
Renters: renters don't receive a homestead exemption. Supporters argue lower owner costs could ease rent pressure, while critics argue the burden could shift to renters and businesses. Neither effect is guaranteed.
Second-home owners, landlords and businesses: not eligible for homestead, but they would get the slower 5% assessment cap, which helps only when values rise faster than 5% a year.
Local services: police, fire, parks, roads and libraries rely on property taxes. The effect would depend on how each local government responds. Examples of what local budgets help support include road projects such as the Sunlake Boulevard extension, which Pasco County added to its state funding priority list, and growth-area development such as the Two Rivers expansion in Pasco, which local roads and services must serve.

Arguments on Both Sides

What supporters say

Property taxes have risen quickly and homeowners need relief. Florida TaxWatch's guide summarizes the supporters' view that homeowners should not have to pay "rent" to the government for a home they own. Gov. Ron DeSantis has defended the measure publicly; in June he said he would vote for it, while noting the Legislature's version was not his own proposal.
Florida Realtors, which WFLX/WPTV reported on October 5, 2026 had put $18 million into the Vote Yes on 3 committee in September according to campaign finance records (a total that may have changed since), calls it "meaningful tax relief" and argues it could make rents more stable.
Supporters argue it would push local governments toward core services and away from non-essential spending.
Florida Realtors' CEO has estimated the average homeowner would save about $1,000 in 2027 and $1,800 in 2028.

What critics say

Florida sheriffs, police and fire organizations, and local governments warn of cuts to public safety. Polk County Sheriff Grady Judd called it "a train wreck."
Florida TaxWatch, a government watchdog, recommends a "No" vote, calling the measure more of a "tax shift" than a tax cut and noting it does not limit local revenue or spending.
Environmental groups, including 1000 Friends of Florida and the Sierra Club, also oppose it. Common Cause Florida's executive director has said it would cut local budgets and raise costs and fees for small businesses, renters and fixed-income homeowners.
Some critics argue tax-policy changes of this size belong with the Taxation and Budget Reform Commission, which meets once every 20 years and will be appointed in 2027.

Attribution matters: the points above are claims made by advocacy groups, officials and organizations, not findings of fact. Florida TaxWatch's and Florida Realtors' savings estimates also use different assumptions.

What a Yes or No Vote Means

A "Yes" vote

Approves the amendment, if at least 60% of the votes cast on Amendment 3 are YES.
Changes take effect January 1, 2027: the new homestead exemption, the 5% non-homestead cap, and the local-spending limits.
The exemption and cap are self-executing; the Legislature would still need to write the procedure for further local exemptions.

A "No" vote (or fewer than 60% YES)

Current rules stay in place: today's exemptions and the 10% non-homestead cap.
Lawmakers or others could still propose property-tax changes through future processes.

Key Dates

October 5: voter registration deadline (passed).
October 22, 5:00 PM local time: deadline to request that a vote-by-mail ballot be mailed to you (the 12th day before the election). This is not the return deadline: completed ballots must be received by your county Supervisor of Elections by 7:00 PM local time on Election Day, November 3, regardless of postmark. Exceptions include a 10-day extension for overseas voters (ballot must be postmarked or dated by Election Day), separate rules for military and overseas voters, and an emergency affidavit for ballots requested or picked up within the final 10 days. Check with your Division of Elections vote-by-mail guidance or county election office.
October 24–31: mandatory early-voting period; counties may offer additional days.
November 3, 2026: Election Day.
January 1, 2027: effective date if approved.

Frequently Asked Questions

Is Amendment 3 already law?

No. It's a proposed constitutional amendment passed by the Legislature and sent to voters. It takes effect only if at least 60% of the votes cast on Amendment 3 are YES.

Would it eliminate property taxes?

No. It would raise exemptions and change some rules, but school taxes would remain payable and many homes would still have taxable non-school value. It also allows local governments and the Legislature to raise exemptions further in the future.

I moved to Florida this year. Which exemption applies to me?

The key question is whether you maintained a permanent residence in Florida on December 31, 2026. If so, you would be eligible for the larger exemption when you qualify for homestead. If not, you would generally receive the smaller exemption for four exemption years and the larger one beginning in the fifth exemption year. Your county property appraiser makes the determination.

What changes in 2027 versus 2028?

For people who maintained a permanent residence in Florida on December 31, 2026, the non-school exemption would be $150,000 beginning January 1, 2027 and $250,000 beginning January 1, 2028, adjusted for inflation from 2029. The 5% non-homestead assessment cap would begin January 1, 2027.

Does Amendment 3 change school property taxes?

No. The larger exemption applies to non-school taxes, and school levies keep a $25,000 exemption. The July 10 state estimate shows no school-tax revenue impact. Separate non-ad valorem charges are also outside the amendment.

How could renters be affected?

Renters don't receive a homestead exemption, so any effect would be indirect. Supporters argue lower owner costs could ease rent pressure. Critics argue costs could shift to renters and businesses through fees or other taxes. Neither outcome is guaranteed.

Why do some articles quote different revenue numbers?

The Legislature's Revenue Estimating Conference updated its estimate on July 10, 2026. Earlier figures, such as those in a June 16 House analysis ($4.95 billion, $8.78 billion and $11.86 billion), reflect the superseded June numbers. Some groups also round or label fiscal and calendar years differently.

The Bottom Line: What Floridians Should Know

The trade-off is potential tax relief versus local budget flexibility. If approved, many homesteaded homeowners could see lower non-school tax bills beginning in 2027, depending on their assessed value and local millage rates. Balanced against that, the official estimate is a local revenue reduction of about $11.8 billion a year once fully phased in.
The unknown is the local response. Whether that becomes spending cuts, other tax and fee changes, or efficiency gains depends on decisions that haven't been made.
Who benefits varies. Longtime homesteaded owners and Florida residents as of December 31, 2026 benefit most directly. Newcomers generally wait four exemption years for the larger exemption, and renters' outcomes are indirect.
Check the details yourself. Your county property appraiser can explain how your own exemption and rates work.

Comments

Sources & Further Reading

Related reading: Tampa Bay's Housing Market Just Flipped to Buyers in 2026, and more local coverage on the Florida Home Vibes blog.

This article is for general information and is not legal, tax or voting advice. Facts and figures were checked against the sources above as of October 11, 2026. Rules, estimates and ballot-related court matters can change, so confirm details with the Florida Division of Elections and your county property appraiser.

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