Florida Amendment 3: The New Homestead Exemption, Explained (with Calculator)
Published
The short answer
Florida voters approved Amendment 3 on November 3, 2026 with 61.98% of the vote. Starting with the 2027 tax year, the first $150,000 of a homestead’s assessed value is exempt from non-school property taxes, rising to $250,000 in 2028 and adjusting for inflation from 2029. School taxes keep the $25,000 exemption. Homeowners who were Florida residents on December 31, 2026 get the full exemption; people who become residents later start at $50,000 and get the full amount from their fifth year of exemption. The annual assessment cap on non-homestead property drops from 10% to 5%. The first lower tax bills arrive in November 2027.
Amendment 3 by the numbers
Sources: Florida Division of Elections, official amendment results; Florida Senate, CS/HJR 1-F enrolled text.
Before and after Amendment 3
Amendment 3 (CS/HJR 1-F) amends Article VII, Sections 4, 6 and 9 of the Florida Constitution. These are the changes that matter for homeowners, buyers and sellers.
| Topic | Before (2026 law) | Under Amendment 3 |
|---|---|---|
| Homestead exemption, school taxes | $25,000 | $25,000 (no change) |
| Homestead exemption, non-school taxes | Up to $51,411 in 2026 ($25,000 plus a second, inflation-adjusted exemption on value from $50,000 to $76,411) | First $150,000 of assessed value in 2027; first $250,000 in 2028; adjusted for inflation from 2029 |
| New Florida residents (not a resident on Dec. 31, 2026) | Same exemption as everyone else | First $50,000 of assessed value for non-school taxes for the first four years; the full exemption from the fifth year of exemption |
| Assessment cap, non-homestead property | 10% a year (non-school taxes) | 5% a year beginning Jan. 1, 2027 (non-school taxes) |
| Save Our Homes cap on homesteads | 3% or CPI, whichever is lower | No change |
| Portability; senior, veteran, widow(er) and disability exemptions | Current law | No change |
| How counties and cities can spend property taxes | General purposes | Limited to public safety, schools, infrastructure, natural resources, debt service, employee retirement, and operations and administration |
Sources: Florida Senate, CS/HJR 1-F enrolled text; Pinellas County Property Appraiser, Amendment 3 FAQ; Florida House staff analysis, CS/HJR 1-F.
Who qualifies for the new homestead exemption
- 01
You own and live in the home
You need legal or equitable title and the home must be your permanent residence. Second homes, rentals and vacant land don’t qualify.
- 02
You have, or apply for, a homestead exemption
If you already have a homestead exemption, the larger amount applies automatically and you don’t need to file anything new. First-time homesteaders apply with their county property appraiser as they do today.
- 03
You meet the January 1 and March 1 dates
You must own and occupy the home as your permanent residence on January 1 of the tax year and file by March 1 of that year.
- 04
You were a Florida resident on December 31, 2026
If you maintained a permanent residence in Florida on that date, you get the full $150,000 and then $250,000 exemption. You don’t have to own a Florida home yet to qualify later.
- 05
Moving here in 2027 or later?
You start with the first $50,000 of assessed value exempt from non-school taxes, adjusted for inflation from 2028. The full exemption begins with your fifth year of exemption.
Sources: Florida Senate, CS/HJR 1-F enrolled text; Hillsborough County Tax Collector, What Amendment 3 Means for Your Property Taxes; Pasco County Property Appraiser, Homestead Exemption; Pinellas County Property Appraiser, Amendment 3 FAQ.
When it takes effect, and the dates that matter
Legislature passes CS/HJR 1-F
A special session places the property tax amendment on the ballot.
Voters approve Amendment 3
61.98% yes, clearing the 60% needed for a constitutional amendment.
Your 2026 tax bill is unchanged
Florida taxes are paid in arrears, so this November’s bill covers 2026 under current law.
Residency cutoff
Florida residents on this date qualify for the full exemption. Anyone who becomes a resident later starts at $50,000.
Amendment takes effect
The $150,000 non-school exemption and the 5% non-homestead cap begin with the 2027 tax year.
Homestead filing deadline
The deadline for new homestead applications for 2027.
TRIM notices
Proposed property tax notices are the first place you’ll see the new exemption.
First lower tax bills
2027 bills are the first to reflect Amendment 3.
$250,000 exemption
The non-school exemption rises to the first $250,000 of assessed value.
Inflation adjustments begin
The $250,000 amount is adjusted each year for inflation.
Local option on the five-year wait
Starting in 2030, a county or city can shorten the five-year wait for new residents by a two-thirds vote for a critical local need.
Sources: Florida Senate, CS/HJR 1-F bill history; Florida Division of Elections, official amendment results; Hillsborough County Tax Collector, What Amendment 3 Means for Your Property Taxes; Pinellas County Property Appraiser, Amendment 3 FAQ; Florida Senate, CS/HJR 1-F enrolled text.
Amendment 3 savings calculator: Hillsborough, Pasco and Pinellas
Pick your county and tax area, enter your homestead’s assessed value, and see your estimated non-school tax savings compared with 2026 law.
Use the assessed value on your TRIM notice or property appraiser record, not market value. If you’re buying, use your expected price.
Filled in from 2025 certified rates. For your exact rate, add up the non-school lines on your tax bill.
Estimated yearly savings, 2028
$0
| 2026 law | Amendment 3 | |
|---|---|---|
| Non-school exemption | ||
| Non-school taxes | ||
| School taxes ( mills) | ||
| Estimated total |
Estimate only. It uses 2025 certified millage rates and assumes your assessed value and tax rates stay the same. It doesn’t include CPI adjustments, other exemptions (senior, veteran, disability), Save Our Homes changes or non-ad valorem assessments such as CDD, solid waste and stormwater fees. Rates come from the Florida Department of Revenue, 2025 Millage and Taxes Levied, Pasco County Property Appraiser, 2025 Taxing Areas and Millage Rates, Pinellas County Property Appraiser, Amendment 3 FAQ and Bright Florida Homes, Hillsborough 2025 school and non-school millage by taxing area. Implementing legislation could change the details. Confirm with your county property appraiser.
What Amendment 3 doesn’t change
- School taxes. Only the first $25,000 is exempt from school levies, so almost every homestead will still get a tax bill.
- Save Our Homes. Homestead assessed values can still rise no more than 3% or CPI each year, whichever is lower.
- Portability. You can still move your Save Our Homes benefit to a new Florida homestead.
- Senior, veteran, widow(er) and disability exemptions.
- Non-ad valorem assessments such as solid waste, stormwater and CDD fees, which are common in New Tampa, Wesley Chapel and Pasco communities.
- Millage rates. Local governments still set them every year, and they could raise rates or fees to make up lost revenue.
Sources: Pinellas County Property Appraiser, Amendment 3 FAQ; Hillsborough County Tax Collector, What Amendment 3 Means for Your Property Taxes.
Open questions
- Implementing legislation. The Legislature still has to set up the procedures, and the governor has said he plans to call a special session.
- A likely court challenge to the five-year wait for new residents, which the amendment applies “to the extent permitted by the U.S. Constitution.”
- How local governments respond. State economists estimate about $5 billion in lost local revenue in the first year and up to $12 billion a year once fully in place. The Tampa Bay Times reports Hillsborough County could lose nearly $702 million and Pinellas about $318 million a year by 2032.
Sources: Tampa Bay Times, Florida passed Amendment 3. What now?; Florida Phoenix, Amendment 3 voter guide (state revenue estimates); Florida Senate, CS/HJR 1-F enrolled text.
What Amendment 3 means if you’re buying, selling or moving here
Relocating to Tampa Bay?
December 31, 2026 matters. Florida residents on that date qualify for the full exemption when they buy, while people who arrive later wait until their fifth year. Under Florida law, residency is a factual question. Property appraisers look at things like a Florida driver license, voter registration, a recorded declaration of domicile and where you file taxes. Talk with your property appraiser or an attorney about your own situation, then call us about the move.
Buying a home
Don’t budget from the seller’s tax bill. When a home sells, its assessed value resets to market value the next January 1, and the seller’s exemptions and Save Our Homes savings don’t transfer to you. Under the new law, the first $150,000 of assessed value is exempt from non-school taxes in 2027 and $250,000 in 2028. We’ll run your numbers with the calculator below before you write an offer.
Selling a home
Buyers will compare after-tax monthly costs more closely, and a lower tax estimate can widen your buyer pool. We include an Amendment 3 estimate in our pricing and marketing so buyers see the real cost of owning your home.
Second homes and rentals
These don’t get the homestead exemption, but their assessed value for non-school taxes can now rise no more than 5% a year instead of 10%. School taxes are still based on full market value.
Residency factors: Florida Statutes s. 196.015, permanent residency factors. This article is general information, not tax or legal advice.
Amendment 3: common questions
Did Florida Amendment 3 pass?
Yes. Florida voters approved Amendment 3 on November 3, 2026 with 61.98% of the vote, above the 60% required. It takes effect January 1, 2027.
How much is the new Florida homestead exemption?
For non-school property taxes, the first $150,000 of a homestead’s assessed value is exempt in 2027 and the first $250,000 in 2028, adjusted for inflation from 2029. The school-tax exemption stays at $25,000.
Do I need to reapply for my homestead exemption?
No. If you already have a homestead exemption, the larger exemption applies automatically. First-time homesteaders still apply with the county property appraiser by March 1.
When will I see lower property taxes?
Your November 2026 bill is unchanged. The new exemption first shows up on the August 2027 TRIM notice and the tax bill mailed in November 2027. The $250,000 exemption first applies to 2028 bills.
I’m moving to Florida in 2027. Do I get the $250,000 exemption?
Not right away. If you weren’t a Florida resident on December 31, 2026, you start with the first $50,000 of assessed value exempt from non-school taxes. The full exemption begins with your fifth year of exemption. Starting in 2030, counties and cities can vote to shorten that wait.
Does Amendment 3 eliminate property taxes?
No. School taxes and non-ad valorem assessments remain, and local governments still set millage rates. The amendment directs the Legislature to create a procedure for counties and cities to raise the exemption up to a home’s full assessed value in the future.
Does Amendment 3 change Save Our Homes or portability?
No. The Save Our Homes cap of 3% or CPI and portability stay the same, along with senior, veteran and disability exemptions.
What does Amendment 3 mean for rental properties and second homes?
They don’t get the homestead exemption, but their assessed value for non-school taxes can rise no more than 5% a year starting in 2027, down from 10%. School taxes are still based on full market value.
Sources
- Florida Senate, CS/HJR 1-F enrolled text
- Florida Senate, CS/HJR 1-F bill history
- Florida House staff analysis, CS/HJR 1-F
- Florida Division of Elections, official amendment results
- Pinellas County Property Appraiser, Amendment 3 FAQ
- Hillsborough County Tax Collector, What Amendment 3 Means for Your Property Taxes
- Pasco County Property Appraiser, Homestead Exemption
- Pasco County Property Appraiser, 2025 Taxing Areas and Millage Rates
- Hillsborough County Property Appraiser, 2025 Final Millage
- Bright Florida Homes, Hillsborough 2025 school and non-school millage by taxing area
- Florida Department of Revenue, 2025 Millage and Taxes Levied
- ParcelMath, Hillsborough 2025 average school and non-school millage (Florida DOR data)
- Florida Statutes s. 196.015, permanent residency factors
- Florida Phoenix, Amendment 3 voter guide (state revenue estimates)
- Tampa Bay Times, Florida passed Amendment 3. What now?
- Tallahassee Democrat, Who gets a tax break and when
Wertz Group at Compass is a real estate team, not a tax adviser. This article summarizes the amendment as approved and public guidance from county offices as of November 4, 2026. Implementing legislation and court decisions may change how it applies. For your situation, contact your county property appraiser or a tax professional.
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