What Does Florida Amendment 3 Mean for Your Property Taxes?

Florida Amendment 3 passed. On November 3, 2026, Florida voters approved the property tax amendment with about 62% of the vote, clearing the 60% supermajority required to amend the state constitution. After certification, it takes effect January 1, 2027, and it is the biggest change to Florida homestead exemptions in a generation. For Florida homeowners, and for anyone considering a move to the state, here is exactly what changed, what it means for your property tax bill, and why one deadline at the end of this year matters more than most people realize.

One quick note on who is writing this. I am Kelly Wheeler, the Real Estate Ninja, a Realtor at eXp Realty in Florida (license SL3352000) serving Clermont, Minneola, Groveland, Mascotte, Leesburg, Tavares, Winter Garden, Orlando, Ocoee, and Davenport. I am not a tax advisor, and nothing on this page is a guarantee of any specific tax bill. What I can do is walk you through Amendment 3 in plain language and connect it to the biggest decision Central Florida homeowners make: whether to stay, buy, or sell.

What exactly changed

The headline change is the homestead exemption on the non-school portion of property taxes. Since 2008, the standard Florida homestead exemption has been $50,000. Amendment 3 raises it to $150,000 for 2027, then to $250,000 for 2028, and starting in 2029 the amount is adjusted for inflation each year. The exemption applies to the non-school portion of your property taxes, the part that funds county and city services. The school-tax portion of the exemption stays exactly where it is, at $25,000.

• 2027: $150,000 exemption on the non-school portion of property taxes
• 2028: $250,000 exemption on the non-school portion of property taxes
• 2029 onward: the exemption amount is indexed to inflation each year
• School taxes: unchanged, with the school exemption still at $25,000

So the homestead exemption you may already claim, or the one you qualify for when you buy, now shields a much larger slice of your home's assessed value from local property taxes. This is the property tax amendment Florida homeowners have been watching, and the benefit compounds year after year as long as you hold the exemption.

What it means for homeowners

Here is a worked example, and treat it as an example, not a quote or estimate for your own home. A home assessed at $500,000 could eventually have its non-school property taxes calculated as though the home were worth $250,000 once the full exemption is in place. In other words, the taxable value for the non-school portion drops by $250,000, and the tax bill follows that lower number.

Two things to keep in mind. First, your actual savings depend on your assessed value and on your county and city millage rates, so the dollar amount will vary from home to home and from Clermont to Davenport. Second, the exemption is a fixed dollar amount, not a percentage. That means very high-value homes do not save more beyond that amount: once your assessed value exceeds the threshold by more than the exemption, the extra value is still fully taxed. The benefit is meaningful, but it is not unlimited, and it never applies to the school-tax portion.

The December 31, 2026 deadline

Here is the detail that matters most if you are relocating from out of state, moving to Florida, or buying a home you plan to make your permanent residence. Homeowners who are permanent Florida residents as of December 31, 2026 get the full phase-in: the $150,000 exemption in 2027 and the $250,000 exemption in 2028. People who become Florida residents after that date start at the existing $50,000 non-school exemption for their first four homesteaded years and step up to the full exemption in year five. The difference between those two paths can be thousands of dollars a year in property taxes in Florida.

How does Florida decide who is a permanent resident? Not by closing on a home. Residency is judged by documented facts: a recorded declaration of domicile, a Florida driver license, Florida voter registration, and a homestead exemption filing on your home. If you are serious about relocating to Central Florida, the paperwork you file before December 31, 2026 is what locks in the better path. That makes this genuinely urgent for anyone considering a move to Clermont, Minneola, Groveland, Mascotte, Leesburg, Tavares, Winter Garden, Orlando, Ocoee, or Davenport, or anywhere else in the state.

What else is in Amendment 3

The amendment does more than raise the homestead exemption. It also cuts the annual assessment-growth cap on non-homestead properties, which means rentals, second homes, and commercial real estate. That cap drops from 10% to 5% a year, slowing how fast property taxes can climb on properties that are not your primary residence.

Amendment 3 also adds new constitutional limits on how counties and cities can spend property tax revenue. The revenue is directed toward public safety, education, infrastructure, natural resources, bond debt service, retirement benefits, and operations, with new guardrails on how much can be spent outside those areas.

The honest caveat: a state economic analysis projected that local governments could lose nearly $5 billion in revenue next year, rising to nearly $12 billion a year on a recurring basis. That does not change your exemption, but it does mean local budgets and services may shift as counties and cities adjust. It is worth watching what your county commission and city council do over the next year or two, because the trade-offs will show up in local services.

What this means if you're thinking about selling

If you own a home in Central Florida, lower annual property taxes improve the cost of carrying that home, and that matters whether you stay or sell. A smaller yearly tax bill means more of your equity stays yours every month you hold the property, and it makes your home more affordable to the next buyer, which supports value when you list.

That equity story is exactly what Kelly's 1% Listing Program is built around. It is a full-service listing: aggressive marketing, MLS exposure, professional photos, hands-on negotiation, and the same level of representation you would expect from any full-service Realtor, priced so sellers keep more of their hard-earned equity. Qualifying sellers pay a flat $3,995 for homes under $400,000, or a 1% commission on homes at $400,000 and up, paid at closing. It is smarter pricing with full service, built to help sellers keep more of their hard-earned equity.

There is also the Easy-Exit Listing Agreement: if the marketing strategy is not working, you are not locked in. No penalties, no extended commitment. Between the tax relief in Amendment 3 and a listing program designed to protect equity, Central Florida sellers have more reasons than ever to check their numbers before listing.

Frequently asked questions

A note before you go: I am a Realtor, not a tax advisor, and nothing here is a guarantee of a specific tax bill. Every situation is different. Before you make decisions based on Amendment 3, confirm your own assessed value, millage rates, and homestead status with your county property appraiser and a CPA or tax professional. The numbers above reflect the amendment as approved and the state's published analyses; your individual tax situation is yours to verify.