By Simon Gedz, Local Realtor
Charles Rutenberg Realty · 30+ years of South Florida market expertise · Published 2026-11-05T00:00:00.000Z
Florida voters approved Amendment 3 in the November 3, 2026 election, with about 62% voting yes. The change can lower the taxable value used to calculate some property taxes on qualifying homestead homes. But it does not mean every homeowner's bill falls by the same amount, and a larger exemption is not something to assume without checking with your county.
What changed: a bigger non-school exemption
Amendment 3 expands the homestead exemption for property taxes other than school-district taxes. The school-tax portion does not change. The amendment takes effect January 1, 2027.
| Year | Homestead exemption | Note |
|---|---|---|
| 2026 | $51,411 max total (not all applies to school taxes) | Current law |
| 2027 | $150,000 non-school exemption | Amendment takes effect January 1 |
| 2028 | $250,000 non-school exemption | Second step |
| 2029+ | Adjusted for inflation | Annual indexing begins |
These figures are exemptions from assessed value, not a dollar-for-dollar cut in your tax bill. Your actual taxes depend on assessed value, local tax rates, eligibility, and other exemptions.
The December 31, 2026 residency date
Florida residents as of December 31, 2026 may qualify for the expanded exemption if they meet the eligibility requirements. People who become Florida residents after that date generally start with the existing exemption and may receive the increase starting in their fifth year of receiving the homestead exemption, to the extent permitted by the U.S. Constitution.
This matters for buyers relocating from New York and other states. Five years of owning a home does not automatically qualify anyone; the county property appraiser decides whether a property qualifies, and applications go to the appraiser in the county where the home is located.
Ownership records still matter
A recorded deed and correct vesting (how ownership is held) help document who owns the property, but a deed alone does not prove every homestead requirement. The tax exemption is also different from the other legal protections of Florida homestead, which can affect transfer and inheritance and may call for legal advice.
Your playbook
Homeowners
Confirm with your county property appraiser that your homestead exemption is on file and current. Ask how Amendment 3 will apply to your parcel and whether any step is needed.
Buyers closing in 2027
A closing estimate is not a guarantee of future taxes. The seller's exemption does not transfer to you, so ask how your first bill will be estimated and file your own application.
Sellers
Your exemption does not become the buyer's. Moving to another Florida home? Ask the appraiser about Save Our Homes portability before relying on a projected tax amount.
Everyone
Make sure names and deed documents are accurate. Trusts, multiple owners or family changes deserve a review with qualified tax or legal professionals.
What it means for South Florida luxury buyers
On a higher-priced home, the larger non-school exemption may lower annual carrying costs for qualifying owners, but school taxes, non-homestead rules and reassessment after a sale still shape the bill. When we compare homes together, I run each property's tax estimate with the buyer's expected occupancy in mind. Estimate only, not guaranteed. Verify before you buy or sell.
Frequently asked questions
Did Florida Amendment 3 pass?
Yes. Florida voters approved Amendment 3 in the November 3, 2026 election with about 62% voting yes, above the 60% required for a constitutional amendment. It takes effect January 1, 2027.
How much is the new homestead exemption?
For property taxes other than school-district taxes, the homestead exemption increases to $150,000 in 2027 and $250,000 in 2028, with inflation adjustments beginning in 2029. The school-tax portion does not change.
Will my property tax bill drop by $150,000 or $250,000?
No. These amounts are exemptions from assessed value, not dollar-for-dollar reductions in your tax bill. Actual savings depend on your assessed value, local millage rates, eligibility, and other exemptions.
What if I move to Florida after December 31, 2026?
People who become Florida residents after December 31, 2026 generally begin with the existing exemption and may receive the increase starting in their fifth year of receiving the homestead exemption, to the extent permitted by the U.S. Constitution.
Does the seller's homestead exemption transfer to the buyer?
No. The homestead exemption is not transferable. A buyer must qualify and apply with the county property appraiser. Sellers moving to another Florida homestead may ask about Save Our Homes portability.
This article is for general educational purposes only and is not legal or tax advice. Eligibility and property-tax outcomes depend on applicable law, your facts, and county determinations. Consult your county property appraiser and qualified tax or legal professionals. Sources: Florida Department of State amendment summary, Florida Department of Revenue, NBC6 South Florida election coverage.
