How does Florida’s 2026 Amendment 3 affect real estate and property taxes?

Did Florida Amendment 3 pass in 2026?

Yes. The Seminole County Property Appraiser’s post-election guidance confirms that Florida voters approved it on November 3, 2026. This is the property-tax amendment addressing homestead exemptions and non-homestead assessment limits. Always include the election year when researching an amendment number, because numbers are reused in different elections. This guide was checked on November 4, 2026.

Source: Seminole County Property Appraiser: post-election Amendment 3 questions and answers ↗

When does Amendment 3 take effect, and does it change my 2026 tax bill?

The effective date is January 1, 2027. The amendment does not retroactively reduce the property tax bill issued for the 2026 tax year. The initial exemption changes apply to the 2027 tax year, with a further increase scheduled for 2028. Separate the year shown on a tax bill from the date you pay it, and use the tax collector’s actual bill for current payment questions.

Source: Hillsborough County Tax Collector: tax-year timing and Amendment 3 categories ↗

How large is the new Florida homestead exemption?

For eligible homestead owners under the larger-exemption structure, the non-school exemption is up to $150,000 of assessed value beginning in 2027 and up to $250,000 beginning in 2028. Positive inflation adjustments begin in 2029. The amendment has a separate initial structure for certain newer Florida residents. These figures are amounts of assessed value exempted from applicable taxes, not cash payments or dollar-for-dollar tax savings.

Source: Florida Legislature: enrolled CS/HJR 1-F constitutional amendment text ↗

Will I still pay school taxes or other property charges?

The larger exemption is for non-school levies. The homestead exemption for school district levies remains up to $25,000 of assessed value. Other taxable value and applicable charges can remain, including assessments for special benefits. A larger exemption does not mean every line on the bill disappears. Review school taxes, non-school taxes and non-ad valorem charges separately when comparing ownership costs.

Source: Florida Legislature: enrolled CS/HJR 1-F constitutional amendment text ↗

Do out-of-state buyers qualify for the larger exemption immediately?

Not automatically. People who had not maintained a permanent Florida residence as of December 31, 2026 have a different initial structure: up to $25,000 for school levies and up to $50,000 for non-school levies, subject to eligibility and applicable adjustments. The larger non-school exemption begins with the fifth year of exemption under that provision, to the extent permitted by the U.S. Constitution. Ask the property appraiser how the rule applies to your facts.

Source: Florida Legislature: enrolled CS/HJR 1-F constitutional amendment text ↗

Does buying before December 31, 2026 automatically qualify me?

A closing date alone is not proof of permanent Florida residency or entitlement to a homestead exemption. Ownership, residence, the applicable assessment date and filing requirements need to be considered together. Ask the county property appraiser which facts and records establish your eligibility. Avoid choosing a closing date based only on an advertisement promising the larger exemption; resolve the property-specific questions first.

Source: Florida Department of Revenue: homestead administration and exemption resources ↗

How does Amendment 3 affect snowbirds and second homes?

A seasonal address is not automatically a qualifying Florida homestead. If the property remains non-homestead, the larger homestead exemption does not apply simply because you own it or spend winter there. The lower assessment-growth limit may be relevant instead. Compare the home’s intended use, classification and full-year costs, including association charges, insurance and maintenance while you are away.

Sources: Seminole County Property Appraiser: post-election Amendment 3 questions and answers ↗ · Hillsborough County Tax Collector: tax-year timing and Amendment 3 categories ↗

What changes for rental, investment and other non-homestead properties?

The amendment reduces the annual assessment-growth limitation for qualifying non-homestead property from 10% to 5% for non-school levies. This is an assessment limitation, not the larger homestead exemption and not a promise of a lower tax bill. The applicable rules still matter for ownership changes, improvements and other adjustments. Rental owners should keep property taxes as a separate, property-specific line in their operating budget.

Sources: Seminole County Property Appraiser: post-election Amendment 3 questions and answers ↗ · Florida Legislature: enrolled CS/HJR 1-F constitutional amendment text ↗

Does the 5% limit mean my tax bill cannot rise more than 5%?

No. Assessed value, exemptions, taxable value and millage rates are different parts of the calculation. The lower non-homestead assessment limit applies to non-school levies; it is not a limit on the entire bill. School taxes, rates, special assessments and changes affecting the property can produce a different result. Check the actual assessment and tax estimates rather than applying 5% to last year’s total bill.

Source: Seminole County Property Appraiser: post-election Amendment 3 questions and answers ↗

Does Amendment 3 change Save Our Homes or portability?

The amendment does not replace Save Our Homes or remove portability. The assessment-growth limitation for qualifying homestead property remains the lower of 3% or the applicable Consumer Price Index change. Portability concerns an eligible assessment difference when establishing a new Florida homestead; it is separate from transferring the seller’s exemption. Confirm any portability application and timing with the property appraiser.

Source: Seminole County Property Appraiser: post-election Amendment 3 questions and answers ↗

Can I estimate my savings from a home’s listing price or the seller’s tax bill?

Neither number alone provides your future tax bill. The Florida Department of Revenue explains that a change in ownership can lead to reassessment and different exemptions. The seller’s long-held assessment benefit may not describe the buyer’s situation. Ask for a buyer-focused estimate using the property, intended use, your eligibility and the relevant tax year. Review that estimate alongside financing, insurance and association costs.

Source: Florida Department of Revenue: first-time homebuyer guide and reassessment background (PT-107) ↗

What should international buyers verify?

Buying from another country or holding a particular passport does not by itself establish entitlement to Florida homestead treatment. Ask the county property appraiser about permanent-residence evidence and the requirements for your ownership and use. Obtain qualified legal or tax advice for status and ownership questions that need it. Noah can help coordinate the home search and local property questions without treating a general website answer as an individual eligibility decision.

Source: Florida Department of Revenue: homestead administration and exemption resources ↗

Does this guarantee higher home prices or mean I should wait to buy or sell?

The amendment alone cannot establish a property’s future sale price or the best date for your move. Its effect on your costs depends on your own eligibility and the property. Compare available homes, condition, financing, insurance and the complete budget. For sellers, review actual competition and relevant sales. A tax headline should lead to better questions and verified figures in the transaction plan.

Who can help with an Amendment 3 question in Southwest Florida?

For exemption eligibility, assessment treatment and filing, contact the property appraiser for the county containing the home: Lee County for Fort Myers and Cape Coral, Collier County for Naples, and Charlotte County for Punta Gorda. The tax collector handles bill and payment questions. Noah can help connect those findings to a home search, ownership-cost comparison or selling plan. Keep sensitive identity and tax documents out of the initial website inquiry.

Source: Florida Department of Revenue: find your county property appraiser or tax collector ↗