Florida Amendment 3
Becoming a Florida resident by December 31, 2026 may matter
Amendment 3 in plain English
The short version, if voters approve it.
A bigger homestead exemption
If approved, the non-school exemption could rise to $150,000 in 2027 and $250,000 in 2028, then adjust for inflation.
Primary homes only
It applies to your homestead, the home you live in full time. Second homes, rentals and commercial property do not get it.
School taxes stay the same
The larger exemption does not apply to school taxes.
A lower cap on other property
Yearly assessment increases on non-homestead property would be capped at 5% instead of 10%.
Portability does not change
If you move within Florida, the rules for carrying your savings to a new home stay the same.
The residency cutoff
Permanent residents by December 31, 2026 could get the larger exemption as it phases in. Later arrivals start with the base exemption and get the larger one in their 5th year of homestead.
Key dates
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November 3, 2026
Voters decide. It needs 60% approval to pass.
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December 31, 2026
Residency cutoff for the larger exemption as it phases in.
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January 1, 2027
You must own and live in your home on this date to qualify for 2027 homestead.
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March 1, 2027
Deadline to file for homestead with your county property appraiser.
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2028
Second phase. The non-school exemption could rise to $250,000, if approved.
Resident by December 31, 2026 vs. After
If Amendment 3 is approved
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2027 non-school exemption
$150,000
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2028 non-school exemption
$250,000
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2029 and 2030
$250,000 plus inflation
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When the full exemption starts
Phases in starting 2027
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School tax exemption
$25,000
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Second homes and rentals
Not eligible
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2027 non-school exemption
$50,000
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2028 non-school exemption
About $50,000 (inflation adjusted)
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2029 and 2030
About $50,000 plus inflation
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When the full exemption starts
5th year of homestead exemption (2031 at the earliest)
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School tax exemption
$25,000 (same for both)
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Second homes and rentals
Not eligible
If Amendment 3 is approved. Renting first or buying later delays the five-year clock, because it starts with your first year of homestead exemption.
Does this apply to me?
Answer a few quick questions.
General information only. This is not tax or legal advice.
How to establish Florida residency
Common steps people take. Your county may ask for more.
- Get a Florida driver's license
- Register your vehicle in Florida
- Register to vote in your Florida county
- File a Declaration of Domicile with your county clerk
- Make your Florida home your primary residence
- File for homestead by March 1, 2027
County property appraisers
For out-of-state buyers
Thinking about making Florida your primary home? Here's what to plan for.
Relocating
Plan your move date backward from the cutoff. Closing, moving and changing your license all take time.
Retiring
Think about what you want day to day: low upkeep, a shorter drive to the beach, or room for visiting family.
Working remotely
Check internet options and commute needs for the days you travel. We can help you compare areas.
Second-home owners
If you already own here, making it your primary home by December 31, 2026 may matter. Talk with a tax professional first.
Timing
Resale closings often take 30 to 45 days. New construction can take months, so ask about homes that are ready now.
Buying remotely
Video tours, digital signing and remote closings make it possible to buy before you arrive.
Closing before year end
Lenders, title companies and county offices slow down over the holidays. Leave extra room.
For in-state buyers
Already in Florida? This could matter for you too.
Renters ready to buy
If you already live here full time, buying a primary home and filing homestead could let you use the larger exemption, if approved.
First-time buyers
We'll walk you through each step, from pre-approval to filing homestead after closing.
Moving within Florida
Portability is unchanged, so you may be able to bring some of your savings with you.
What Amendment 3 does not do
It does not change school taxes.
It does not cover second homes, rentals or commercial property.
It does not stop local governments from raising tax rates to make up revenue.
It does not eliminate property taxes. Savings are not guaranteed.
Explore the Treasure Coast
Start with a city, or browse all neighborhoods.
Why use a buyer's agent before the deadline
A tight timeline leaves less room for surprises. Meet Pete & Kate.
Timing
We plan backward from your deadline so contracts, inspections and closing stay on track.
Local knowledge
We live here. We know the neighborhoods, flood zones and insurance questions to ask.
New construction vs. resale
We'll compare build times, incentives and move-in ready homes so you can choose what fits your date.
Closing on schedule
We keep the lender, title company and inspector moving, especially near the holidays.
Read More About Amendment 3
Want to dig deeper? These official and local sources explain the amendment in more detail.
Official Ballot Language
The exact wording voters will see, plus the full text of the amendment.
Florida Division of Elections
Read moreCurrent Law vs. Proposed Changes
A side-by-side comparison of today's property tax rules and what would change.
Florida Chamber of Commerce
Read moreAmendment 3: What Florida Voters Should Know
A plain-language FAQ, including how the amendment could affect local services in Port St. Lucie.
City of Port St. Lucie
Read moreAmendment 3 Information
Indian River County's overview of the amendment and what it could mean locally.
Indian River County
Read moreAmendment 3 Information
Fort Pierce's overview of the amendment and what it could mean for the city.
City of Fort Pierce
Read moreProperty Tax Amendment
How Martin County property taxes are used today, plus FAQs and links to the county property appraiser.
Martin County
Read moreLinks go to outside websites. Pete & Kate Real Estate is not responsible for their content.
Common questions
Talk to Pete & Kate
Tell us a little about your plans and we'll reach out.
This page is for general educational purposes and is not tax or legal advice. Amendment details are based on the proposed ballot measure and may change. Consult a tax professional and your county property appraiser. Peter White 772-284-1419 · Kate Ward 772-342-4006 · RE/MAX Gold. Each office independently owned and operated.