Updated Tax Amendment information

Amendment 3: Property Taxes

General Election, November 3, 2026 | Information current as of August 22, 2026

WHAT IT IS

Amendment 3 is a proposed change to the Florida Constitution, placed on the ballot by the Legislature as CS/HJR 1F. It

would increase the homestead exemption for non school property taxes and lower the annual assessment cap on non

homestead property. Passage requires approval by at least 60 percent of voters.

CURRENT STATUS

On the ballot. The amendment is on the November 3, 2026 general election ballot. It cannot be removed by a

court.

• August 4, 2026. A Leon County circuit judge ruled the original ballot title and summary did not meet staterequirements and ordered a rewrite.
• August 14, 2026. The Attorney General filed revised language. The revised title reads: Increased Homestead Exemption; Lower Cap on Increases in Non Homestead Property Assessment.
• Now. The revised language is under review by the court. Supervisors of elections are preparing general election ballots.

WHAT WOULD CHANGE

PROVISION                                                   CURRENT                                                                    LAW UNDER AMENDMENT 3

Homestead exemption, non school taxes        $50,000 total                                                          $150,000 beginning January 1, 2027. $250,000

                                                                                                                                                         beginning January 1, 2028. Annual cost of

                                                                                                                                                         living adjustments begin in 2029.

Homestead exemption, school taxes               $25,000                                                                   $25,000. No change.

New Florida residents                                      Full exemption upon establishing homestead        Homestead established on or after January 1,

                                                                                                                                                         2027 starts at $50,000. Four years of

                                                                                                                                                         continuous homestead status required to

                                                                                                                                                          reach the full amount.

Non homestead assessment cap                    10 percent per year                                                  5 percent per year. Applies to assessed value

                                                                                                                                                          only, not to the tax bill. School taxes remain

                                                                                                                                                          based on market value.

Portability Transfer of Save Our Homes          benefit allowed                                                         No change.

Local option                                                    Not available                                                             The Legislature would be required to create a

                                                                                                                                                          process allowing counties and municipalities

                                                                                                                                                          to raise homestead exemptions up to full

                                                                                                                                                          assessed value.

Use of property tax revenue                           Set by local budget process                                      Limited to public safety, education,

                                                                                                                                                          infrastructure, natural resources, debt service,

                                                                                                                                                          employee retirement, and operations.

FISCAL ESTIMATE

State estimates place the reduction in property tax revenue at approximately $12 billion per year by 2031. Property taxes fund county and municipal services, including public safety, schools, roads, parks, and stormwater. Local governments would determine how to respond within their own budget processes.

How It Applies

Amendment 3, if approved by voters on November 3, 2026

KEY DATES

November 3, 2026. Voters decide.

December 31, 2026. Last day to establish homestead status and qualify for the full exemption amounts without the four year waiting period.

January 1, 2027. Effective date if approved. Exemption rises to $150,000 for non school taxes.

August 2027. First TRIM notices reflecting the change.

January 1, 2028. Exemption rises to $250,000 for non school taxes.

2029. Annual cost of living adjustments begin.

IF YOU ARE BUYING

• Primary residence. Homestead established by December 31, 2026 receives the full exemption amounts in 2027 and 2028.
• Primary residence, 2027 or later. The exemption begins at $50,000. Four years of continuous homestead status are required to reach the full amount.
• Second home or vacation home. These properties are not homesteads and receive no exemption increase. They are subject to the assessment cap, which would drop from 10 percent to 5 percent per year.
• Investment or rental property. Same treatment as second homes. The 5 percent cap applies to non school assessed value.
• Tax estimates. A seller's current tax bill does not predict a buyer's future bill. Assessed value resets after a sale under current law.

IF YOU ARE SELLING

• Your exemption does not transfer. The buyer establishes a new homestead and a new assessed value.
• Buyer questions. Buyers may ask how the amendment affects their estimated taxes. County property appraiser tax estimators provide property specific figures.
• Timing. Buyers purchasing a primary residence may weigh the December 31, 2026 homestead deadline in their decision.
• Non homestead buyers. Buyers of second homes and rentals would see a lower annual assessment cap, which affects assessed value growth over time.
• Outcome unknown. The measure requires 60 percent approval. Its effect on the market cannot be determined before the vote.

TERMS USED HERE

Homestead. A property that is your permanent primary residence and for which you have filed for the homestead exemption with your county property appraiser.

Assessed value. The value used to calculate your tax bill after caps are applied. It differs from market value. An assessment cap limits how much it can rise in one year.

Non school millage. The portion of your tax rate set by the county, municipality, and special districts, excluding school districts.

TRIM notice. The Truth in Millage notice mailed each August showing proposed taxes.

WHERE TO VERIFY

• Manatee County Property Appraiser, manateepao.gov 
• Sarasota County Property Appraiser, sc-pa.gov 
• Charlotte County Property Appraiser, ccappraiser.com 
• Florida Division of Elections, dos.fl.gov/elections, for official ballot language 
• Your county supervisor of elections, for ballot and voting information