Florida voters approved Amendment 3 on November 3, 2026, with about 62% of the vote (it needed 60%). It is the biggest change to Florida homestead property taxes in years. Here is what it does, who it helps, and what it does not change.
What Amendment 3 changes
- Bigger homestead exemption. Starting January 1, 2027, the homestead exemption on non-school property taxes rises to $150,000 for the 2027 tax year and $250,000 for 2028. After that it is adjusted for inflation.
- School taxes stay the same. The existing school-tax exemption continues. The increase applies to non-school taxes only.
- Lower cap for non-homestead property. For rentals, commercial property and other non-homestead real estate, the yearly cap on assessment increases for non-school taxes drops from 10% to 5%.
- Limits on local government spending. County and city property tax revenue may only be used for approved purposes such as public safety, schools, infrastructure, natural resources, debt and employee retirement benefits.
What it means for homeowners
If your Florida house is your permanent residence and you already have the homestead exemption, you should see a lower non-school tax bill starting with the 2027 tax year, and a bigger drop in 2028. How much you save depends on your home’s assessed value and your local tax rates, so the amount will be different in every county and city. Lawmakers still have to pass implementing rules in the 2027 session, so some details may change. Your county property appraiser is the best place to check your own numbers.
What it does not change
The exemption only helps a home that is someone’s permanent residence. A house that is vacant, rented out, or inherited and not lived in usually does not get the homestead exemption. For those properties the main change is the lower 5% cap on yearly assessment increases. Taxes, repairs, insurance and code violations on a house like that still add up.
Where to read more
- Florida Department of State, Division of Elections: official Amendment 3 ballot title, summary and status
- Florida Phoenix: Amendment 3 voter guide
- Florida Chamber: Amendment 3 summary and timeline
- Florida TaxWatch: property tax resource center and savings estimator (pick your county or city)
This is general information, not tax or legal advice. Last checked November 5, 2026.
If you own a house you no longer live in
Many of the owners we talk to are dealing with an inherited house, a former rental, or a vacant property where the homestead break does not apply. If that is you, All About Real Estate buys houses directly in all 67 Florida counties, as-is, for cash. We buy as a cash investor and not as a real estate brokerage, so there are no commissions, and we pay the standard title and closing fees. Click here to get your no-obligation cash offer, or call / text us at (786) 753-8500.
