Florida Amendment 3
Amendment 3 would substantially raise Florida's homestead exemption and slow assessment growth on non-homestead property. Here's exactly what it changes, when, and what it would mean for your own parcel.
Estimate the effect on your home
This is the assessed value on your TRIM notice, not the market value.
| Scenario | Total exemption | Estimated tax | Change |
|---|---|---|---|
| Today (2026 law) | $51,411 | $5,575 | — |
| 2027 if Amendment 3 passes | $175,000 | $4,463 | −$1,112 |
| 2028 if Amendment 3 passes | $275,000 | $3,563 | −$2,012 |
| New resident from Jan 1, 2027 (first 4 years) | $75,000 | $5,363 | −$212 |
Approximate. Assumes a school millage of 6.5 and a non-school millage of 9 per $1,000, which are statewide-typical rather than your actual rates — millage varies by county and by taxing district within a county, and this does not model Save Our Homes caps, portability, or any additional exemption you hold. Use your TRIM notice for exact figures.
What it changes
Florida's homestead exemption currently comes in two parts: $25,000 against every levy including schools, and a second, inflation-adjusted portion against non-school levies only — $26,411 for 2026, so $51,411 in total.
Amendment 3 would raise only the second, non-school portion: to $150,000 in 2027 and $250,000 in 2028, with CPI adjustments beginning in 2029. The $25,000 school portion is untouched, which is why the real-world saving is smaller than the headline figure — school millage is typically around 40% of a Florida bill.
For property that isn't your homestead — rentals, second homes, commercial — the annual assessment cap drops from 10% to 5% on non-school levies. That doesn't cut your bill directly; it limits how quickly assessed value can climb.
Anyone becoming a Florida resident on or after January 1, 2027 starts at a $50,000 exemption and phases up to the full amount over four years of homestead.
Why assessments may matter more, not less
State economists put the recurring revenue effect at roughly $12 billion a year, and legislative analysis cited by the Tax Foundation projects local revenue losses around $4.6 billion in the first year and $8.4 billion in the second.
That matters for appeals. When exemptions cut the taxable base, the pressure to defend the remaining base tends to rise — which historically shows up as more aggressive valuations, not fewer. An exemption lowers the slice of your value that gets taxed; it does nothing about a value that was too high to begin with. If your assessment is wrong, it stays wrong.
Also on Florida's 2026 ballot
Amendment 1 would create a budget stabilisation fund, and Amendment 2 would exempt tangible personal property on agricultural land. Both also require 60% approval. Note that no statutory property tax bill passed the 2026 regular session or the April special session — Amendment 3 came out of the June 2026 special session.
Where this comes from
Common questions
What is Florida Amendment 3?
A proposed constitutional amendment, from CS/HJR 1F, appearing on the November 3, 2026 ballot. It would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028, indexed to inflation from 2029, and cut the assessment cap on non-homestead property from 10% to 5% for non-school levies. It needs 60% approval to pass.
When would my bill actually change?
Not until late 2027. The amendment takes effect January 1, 2027, so the first time you would see it is on your August 2027 TRIM notice, with the first affected tax bill arriving in November 2027.
What happens to the school portion of my taxes?
Nothing. The existing $25,000 exemption against school levies is unchanged. Amendment 3 only increases the exemption applied to non-school levies, which is why the savings are smaller than the headline number suggests — school millage is typically around 40% of a Florida tax bill.
I'm moving to Florida in 2027 — do I get the full exemption?
Not immediately. Anyone establishing Florida residency on or after January 1, 2027 would start with a $50,000 exemption, adjusted for inflation from 2028, and reach the full amount after four years of holding a homestead.
How does it affect rentals, second homes and commercial property?
The larger homestead exemption does not apply to them, but the non-homestead assessment cap would drop from 10% to 5% for non-school levies. That slows how fast assessed value can rise year to year on those properties, which matters most in a rising market.
Why was the ballot language rewritten?
On August 4, 2026 a Leon County circuit judge ruled the ballot title and summary 'clearly and conclusively defective' and ordered a rewrite, finding the title read as a political slogan and that the summary implied a fuller elimination of non-school property taxes than the amendment's text authorises. The amendment itself was not struck down — only the wording voters would see. Check the certified language before quoting it.
Should I still appeal my assessment?
Yes, if you think the value is wrong. An exemption reduces the taxable portion of your value; it does not correct an assessment that is too high in the first place. The two are independent, and a larger exemption arriving in 2027 does nothing about an over-assessment you are paying on in 2026.
Think your Florida assessment is too high?
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This page explains what Amendment 3 would do. It is not voting advice, not legal advice, and takes no position on the measure. Verify current figures with your county property appraiser.