--- title: "Florida Amendment 3: Homestead Exemption 2027 | Pete & Kate" url: https://petekaterealestate.com/amendment-3 description: "What Florida Amendment 3 could mean for the homestead exemption in 2027, why moving to Florida before 2027 may matter, and help from a Treasure Coast buyer" lang: en --- Amendment 3 goes to voters November 3, 2026. Image: Bright Treasure Coast shoreline with palms and blue sky (https://petekaterealestate.com/assets/relocation-DmszhZtl.webp) Florida Amendment 3 # Becoming a Florida resident by December 31, 2026 may matter If voters approve Amendment 3, the homestead exemption could get much bigger. Here's what that could mean if you're planning a move. 78 Days 6 Hours 27 Minutes 10 Seconds See If You QualifyTalk to Pete & Kate ## 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 1. November 3, 2026 Voters decide. It needs 60% approval to pass. 2. December 31, 2026 Residency cutoff for the larger exemption as it phases in. 3. January 1, 2027 You must own and live in your home on this date to qualify for 2027 homestead. 4. March 1, 2027 Deadline to file for homestead with your county property appraiser. 5. 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 Florida resident by Dec 31, 2026 Florida resident on or after Jan 1, 2027 2027 non-school exemption $150,000 $50,000 2028 non-school exemption $250,000 About $50,000 (inflation adjusted) 2029 and 2030 $250,000 plus inflation About $50,000 plus inflation When the full exemption starts Phases in starting 2027 5th year of homestead exemption (2031 at the earliest) School tax exemption $25,000 $25,000 (same for both) Second homes and rentals Not eligible Not eligible Florida resident by Dec 31, 2026 - 2027 non-school exemption $150,000 - 2028 non-school exemption $250,000 - 2029 and 2030 $250,000 plus inflation - When the full exemption starts Phases in starting 2027 - School tax exemption $25,000 - Second homes and rentals Not eligible - 2027 non-school exemption $50,000 - 2028 non-school exemption About $50,000 (inflation adjusted) - 2029 and 2030 About $50,000 plus inflation - When the full exemption starts 5th year of homestead exemption (2031 at the earliest) - School tax exemption $25,000 (same for both) - 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. Talk to Pete & Kate ## Does this apply to me? Answer a few quick questions. Where do you live now? Do you own a home in Florida? 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 - Indian River County: https://www.ircpa.org/ - St. Lucie County: https://www.paslc.gov/ - Martin County: https://www.pa.martin.fl.us/ - Brevard County: https://www.bcpao.us/ ## 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 (https://petekaterealestate.com/neighborhoods). ### Vero Beach Barrier island beaches, a walkable downtown and quiet neighborhoods. See Vero Beach (https://petekaterealestate.com/cities/vero-beach) ### Port St. Lucie Master-planned communities, golf and lots of new construction. See Port St. Lucie (https://petekaterealestate.com/cities/port-st-lucie) ### Fort Pierce Historic downtown, a busy marina and an ocean inlet. See Fort Pierce (https://petekaterealestate.com/cities/fort-pierce) ### Sebastian A small river town known for fishing and the Indian River Lagoon. Ask about Sebastian (https://petekaterealestate.com/contact?city=Sebastian) ### Palm Bay Larger lots and a range of newer homes just north of the Treasure Coast. Ask about Palm Bay (https://petekaterealestate.com/contact?city=Palm%20Bay) ### Stuart A charming downtown on the St. Lucie River with plenty of boating. Ask about Stuart (https://petekaterealestate.com/contact?city=Stuart) ### Jensen Beach A laid-back beach town with a lively main street. Ask about Jensen Beach (https://petekaterealestate.com/contact?city=Jensen%20Beach) ### Palm City Quiet, established neighborhoods along the river. Ask about Palm City (https://petekaterealestate.com/contact?city=Palm%20City) ### Hobe Sound Low-key and natural, close to parks and quiet beaches. Ask about Hobe Sound (https://petekaterealestate.com/contact?city=Hobe%20Sound) ## Why use a buyer's agent before the deadline A tight timeline leaves less room for surprises. Meet Pete & Kate (https://petekaterealestate.com/about). ### 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 more (https://constitutionalinitiatives.dos.fl.gov/Home/InitDetail?account=10&seqnum=110) ### Current Law vs. Proposed Changes A side-by-side comparison of today's property tax rules and what would change. Florida Chamber of Commerce Read more (https://www.flchamber.com/property-tax-amendment-brief-current-law-vs-proposed-changes/) ### Amendment 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 more (https://www.cityofpsl.com/Government/Your-City-Government/Departments/City-Manager/Amendment-3-What-Florida-Voters-Should-Know) ### Amendment 3 Information Indian River County's overview of the amendment and what it could mean locally. Indian River County Read more (https://indianriver.gov/news_detail_T23_R590.php) ### Amendment 3 Information Fort Pierce's overview of the amendment and what it could mean for the city. City of Fort Pierce Read more (https://www.cityoffortpierce.com/1248/Amendment-3) ### Property Tax Amendment How Martin County property taxes are used today, plus FAQs and links to the county property appraiser. Martin County Read more (https://www.martin.fl.us/property-tax-amendment) Links go to outside websites. Pete & Kate Real Estate is not responsible for their content. ## Common questions ### What happens if Amendment 3 fails? ### Do I have to buy a home by December 31, 2026? ### Does my second home count? ### Can I rent first and buy later? ### Will my taxes really go down? ### Does this change my 2026 tax bill? ### What if I move here after the cutoff? ### Does portability change? ### How much of the vote does it need? ### When do I file for homestead? ### Are you telling me how to vote? ## Talk to Pete & Kate Tell us a little about your plans and we'll reach out. Call Kate 772-342-4006: +17723424006 Call Pete 772-284-1419: +17722841419 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. Call or Text (+17722841419) ## Structured data ```json [ { "@context": "https://schema.org", "@type": "RealEstateAgent", "name": "Pete & Kate Real Estate", "url": "https://petekaterealestate.com", "telephone": "+1-772-284-1419", "description": "Kate Ward and Peter White, REALTORS with The McKinney Team at RE/MAX Gold. 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Florida is still a popular place to live and buy, and the usual homestead rules apply." } }, { "@type": "Question", "name": "Do I have to buy a home by December 31, 2026?", "acceptedAnswer": { "@type": "Answer", "text": "The cutoff is about becoming a permanent Florida resident, not buying. To claim homestead for a given year, you generally need to own and live in the home on January 1 of that year. A tax professional can confirm how this applies to you." } }, { "@type": "Question", "name": "Does my second home count?", "acceptedAnswer": { "@type": "Answer", "text": "No. Second homes, rentals and commercial property do not get the larger exemption. Only your primary residence can be a homestead." } }, { "@type": "Question", "name": "Can I rent first and buy later?", "acceptedAnswer": { "@type": "Answer", "text": "Residency and homestead are separate. Renting may help you establish residency, but the exemption only applies once you own and live in your primary home. Ask a tax professional about your situation." } }, { "@type": "Question", "name": "Will my taxes really go down?", "acceptedAnswer": { "@type": "Answer", "text": "They could, but savings are not guaranteed. Local governments may raise tax rates to make up revenue, and school taxes are not affected." } }, { "@type": "Question", "name": "Does this change my 2026 tax bill?", "acceptedAnswer": { "@type": "Answer", "text": "No. 2026 tax bills are not affected either way." } }, { "@type": "Question", "name": "What if I move here after the cutoff?", "acceptedAnswer": { "@type": "Answer", "text": "You would start with the base exemption. If approved, the larger one would begin in your 5th year of homestead." } }, { "@type": "Question", "name": "Does portability change?", "acceptedAnswer": { "@type": "Answer", "text": "No. The rules for carrying your savings to a new Florida home stay the same." } }, { "@type": "Question", "name": "How much of the vote does it need?", "acceptedAnswer": { "@type": "Answer", "text": "It needs 60% approval on November 3, 2026." } }, { "@type": "Question", "name": "When do I file for homestead?", "acceptedAnswer": { "@type": "Answer", "text": "File with your county property appraiser by March 1 of the year you want the exemption. For 2027, that is March 1, 2027." } }, { "@type": "Question", "name": "Are you telling me how to vote?", "acceptedAnswer": { "@type": "Answer", "text": "No. We share how it could work either way so you can plan. How you vote is up to you." } } ] } ] ```