Florida Property Taxes: The July 2026 Update

Written by Colleen Waldoch | Seaside Living Group | HomeSmart

It Has a Name Now: Amendment 3

Two weeks ago, we broke down the proposed constitutional amendment that would raise Florida's homestead exemption from $50,000 to $150,000 in 2027 and $250,000 in 2028. Since then, the measure has picked up an official ballot number — Amendment 3 — plus a courtroom calendar, a poll number, and one very notable non-endorsement.

Quick refresher on what has NOT changed:

• Nothing on your current tax bill changes. The $50,000 homestead exemption and 3% Save Our Homes cap still apply today.
• The vote is November 3, 2026, and the amendment needs 60% approval to pass.
• School taxes are carved out. The bigger exemption never touches the school-district portion of your bill.
• If approved, the phase-in starts January 1, 2027.

Now, here is what's new.

Update #1: The Lawsuits Multiplied

In June, one legal challenge was brewing. As of early July, three separate lawsuits are challenging Amendment 3, and none of them is fighting the tax cut itself. All three target the words voters will read on the ballot.

The plaintiffs, who include a voter-advocacy nonprofit, a former South Miami mayor, and a bipartisan pair of former legislators (a Republican and a Democrat), argue that the ballot title "Save Our Homes From Excessive Property Taxes" reads like a campaign slogan rather than a neutral description, and that the summary implies public services stay fully funded when local governments would absorb a significant revenue cut.

The cases are expected to be consolidated, with a hearing set for July 29 in Leon County — timed before counties print ballots.

What this means for you: even a plaintiff win would not remove Amendment 3 from your ballot. The likely outcome would be a rewritten title and summary. So plan on voting on this in November either way; the only question is what the fine print will say.

Update #2: The Governor Stepped Back

On June 29, Governor DeSantis — who proposed the original plan and called the special session that produced this amendment — announced he will vote for Amendment 3 but will not formally campaign for it.

Why? The Legislature scaled his plan down. His original version called for a larger exemption, included school taxes, and created a trust fund to help local governments absorb the hit. The version headed to your ballot carved out schools, dropped the trust fund, and settled on the $250,000 exemption.

Meanwhile, organized opposition has launched, including a campaign called Stop Unfair Tax Shifts. So the fall debate now has a slightly unusual shape: an amendment with no champion-in-chief on one side and a funded "no" campaign on the other.

Update #3: The First Real Polling Is In

A late-June survey of 850 registered Florida voters by Sachs Media found 64% would vote yes — just above the 60% threshold needed to pass. A few details worth noting:

• Support splits sharply by party: 87% of Republicans, 62% of independents, and 35% of Democrats.
• Homeowners and renters support it at nearly identical rates (65% and 64%).
• The poll was taken before the lawsuits made headlines and before opposition campaigns ramped up.

Translation: if the election were held today, it would likely pass — but with only a four-point cushion above the supermajority line, this is genuinely competitive. Amendments have lost that margin before between July and November.

Update #4: The Price Tag Grew

Our June article cited legislative estimates of roughly $4.6 billion in reduced local-government revenue the first year, growing to about $8.4 billion annually. Since then, Florida's Revenue Estimating Conference has put the recurring cost at approximately $12 billion per year once the full exemption and the tighter non-homestead assessment cap are in effect.

Supporters counter that local property tax collections have nearly doubled since 2019 — from about $32 billion to roughly $60 billion — and argue local governments can absorb the reduction. Critics, including some local officials in our own region, warn the cuts would land on things like stormwater, public works, and parks.

Both sides have a point, which is exactly why this remains a community decision as much as a personal one. Our job is to keep you informed, not to tell you how to vote.

The One Deadline That Matters for Relocating Buyers

If you are one of the many buyers we work with who is planning a move to Florida, circle this date: December 31, 2026.

Amendment 3 includes a five-year residency requirement for the expanded exemption, applying to those who establish Florida residency starting in 2027. Establish your Florida homestead before the end of this year, and you would be on the right side of that line if the amendment passes. Establish it in 2027 or later, and you would wait five years for the larger exemption, paying under today's rules in the meantime.

And here is the practical beauty of that deadline: it costs you nothing if the amendment fails. You will have simply become a Floridian a little sooner — which, around here, we consider a win regardless.

If a 2026 closing and homestead filing could work for your timeline, this is the year to have that conversation.

What Happens Next

July 29: Court hearing on the ballot language in Leon County. Late summer: Counties finalize and print ballots. Fall: Campaigns on both sides make their case. November 3: You decide.

We will keep updating this series as the story develops. And if you are trying to figure out what Amendment 3 would mean for your specific tax bill — or whether a move before December 31 makes sense for your family — reach out. This is exactly the kind of math we love doing with our clients.

Colleen Waldoch | Broker Associate | HomeSmart colleenwaldoch@gmail.com | 941.468.5555

Categories: Taxes and Finance Tags: Taxes and Finance

This article is for general informational purposes and is not tax or legal advice. Consult a qualified tax professional or attorney about your specific situation.