What Does Florida Amendment 3 Do to Your Property Tax Bill? (2026)
Quick answer
As of October 2026, Amendment 3 would raise Florida’s homestead exemption for non-school taxes to $150,000 in 2027 and $250,000 in 2028, and cut the non-homestead assessment cap from 10% to 5% (Florida Department of State). School taxes are unchanged. It needs 60% voter approval.
| Fact | Figure |
|---|---|
| Official ballot title | Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments |
| Homestead exemption, non-school taxes | $150,000 in 2027; $250,000 in 2028; adjusted for inflation after that |
| School taxes | Not covered by the larger exemption |
| Non-homestead assessment cap | 10% a year now; 5% a year if approved |
| Not Florida residents on Dec 31, 2026 | Existing exemption first; larger exemption from the 5th year of exemption |
| Effective date | January 1, 2027 |
| Vote needed | 60% of voters |
| Estimated local non-school revenue impact | −$4.95 billion (FY 2027–28); −$8.78 billion (FY 2028–29); −$11.86 billion recurring |
Sources: Florida Department of State, 2026 constitutional amendment booklet (updated Sept 3, 2026); Florida House final bill analysis of CS/HJR 1F citing the Revenue Estimating Conference; Jared Jones – Orlando Living (YouTube), video published Oct 11, 2026.
What is Florida Amendment 3 on the 2026 ballot?
Amendment 3 is a legislatively referred constitutional amendment that changes how Florida property is taxed. Its official ballot title is “Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments.”
The Legislature placed it on the ballot as HJR 1F. A Leon County circuit judge later ruled the original ballot title and summary misleading and ordered a rewrite; the amendment itself stayed on the ballot, and the Attorney General filed revised language that now appears in the Florida Department of State’s amendment booklet. If approved, it takes effect January 1, 2027. Like other proposed constitutional amendments in Florida, it needs at least 60% of the vote to pass. The amendment has four main parts: a larger homestead exemption for non-school taxes, a lower assessment cap for non-homestead property, a phase-in rule for people who are not Florida residents on December 31, 2026, and limits on what counties and cities can spend property tax revenue on.
How would Amendment 3 change the homestead exemption?
It would raise the homestead exemption for all non-school property taxes to $150,000 of assessed value in 2027 and $250,000 in 2028, then adjust it for inflation each year after that.
Three terms matter here. Market value is what a home would sell for. Assessed value is what the county uses for taxes, and for homesteads it is limited by Save Our Homes, which the amendment does not change. Taxable value is assessed value minus exemptions, and it is the number your bill is calculated on. Amendment 3 lowers taxable value for city, county and most special district levies. It does not change market value. In the video, Jared notes that because the exemption is applied to assessed value, a long-time owner whose assessed value is far below market value could see non-school taxable value drop to zero, while a recent buyer of a similar home would keep some taxable value. The amendment also directs the Legislature to set a uniform process for counties and cities to raise the exemption further, up to full assessed value, for their own levies.
Would Amendment 3 eliminate property taxes on a homestead?
No. School taxes are not part of the larger exemption, so every homestead with taxable value for school purposes would still receive a school tax bill.
The ballot summary applies the increase to “all non-school taxes.” School district levies keep the existing exemption rules. Depending on the county, school taxes can be a large share of a total bill, so even a homeowner whose non-school taxable value reaches zero in 2028 would still owe school taxes and any non-ad valorem assessments, such as solid waste or CDD charges, that appear on the bill. In the video, Jared stresses that claims that Florida is “eliminating property taxes” are not accurate. To estimate your own effect, look up your assessed value and the school and non-school millage lines on your county property appraiser’s and tax collector’s records rather than relying on online estimates of your home’s value.
What changes for rentals, second homes and new Florida residents?
Non-homestead property, such as rentals, second homes, commercial buildings and vacant land, would see its annual non-school assessment cap drop from 10% to 5%. These properties do not get the larger homestead exemption.
A lower cap limits how fast assessed value can rise in years when market values jump, which affects owners of investment and commercial property. Whether any savings reach tenants depends on each landlord and the local rental market; the amendment does not require it. The ballot summary also says that persons who are not Florida residents on December 31, 2026 will receive the existing homestead exemption when they qualify, with the increased exemption beginning in the fifth year of exemption, to the extent permitted by the U.S. Constitution. In the video, Jared notes that situations such as a former resident returning after the cutoff are legally complicated; anyone in that position should ask the county property appraiser or a tax attorney.
How could Amendment 3 affect local government budgets and services?
The state’s Revenue Estimating Conference estimated local non-school property tax revenue would fall by $4.95 billion in fiscal year 2027–28 and $8.78 billion in 2028–29, with a recurring impact of $11.86 billion, per the Florida House’s final bill analysis.
Those are projected revenue changes, not adopted budget cuts. Local governments could respond in several ways, including spending reductions, delayed projects, millage changes within legal limits or new fees. The amendment also requires counties and municipalities to use property taxes solely for public safety, education and schools, infrastructure, natural resources, bond debt service, employee retirement benefits, and operations and administration. Other expenditures may be approved by county officers or county or municipal governing bodies unless prohibited by general law. When a local official cites an Amendment 3 impact, it is fair to ask which fiscal year it covers and whether it is a projection or an adopted budget figure.
Frequently asked questions
What does Amendment 3 do in Florida in 2026?
Amendment 3 would raise Florida’s homestead exemption for non-school property taxes to $150,000 in 2027 and $250,000 in 2028, then adjust it for inflation. It would also lower the annual assessment cap on non-homestead property from 10% to 5% and limit how counties and cities spend property tax revenue. It takes effect January 1, 2027 if approved.
Does Amendment 3 apply to school taxes?
No. The larger exemption applies only to non-school taxes, according to the ballot summary published by the Florida Department of State. School district levies keep the existing exemption rules, so homesteads would still receive school tax bills. Non-ad valorem assessments, such as solid waste or CDD charges, are also separate from the exemption.
How many votes does Amendment 3 need to pass?
Amendment 3 needs approval from at least 60% of voters, the threshold for proposed amendments to the Florida Constitution. It is a legislatively referred amendment, passed by the Legislature as HJR 1F. A Leon County circuit judge ordered its original ballot title and summary rewritten, and the revised language is what appears on the 2026 ballot.
What happens to new Florida residents under Amendment 3?
Per the ballot summary, people who are not Florida residents on December 31, 2026 would receive the existing homestead exemption when they qualify, and the increased exemption would begin with their fifth year of exemption, to the extent permitted by the U.S. Constitution. Anyone with an unusual residency history should check with the county property appraiser or a tax attorney.
Would Amendment 3 lower taxes on rental property?
Rental and other non-homestead property would not get the larger homestead exemption. Instead, the annual cap on increases in non-school assessed value would drop from 10% to 5%, which limits how quickly the taxable base can rise in strong markets. Whether lower costs are passed on to tenants depends on individual landlords and market conditions.
How much revenue would local governments lose under Amendment 3?
The Revenue Estimating Conference estimated local non-school property tax revenue would fall by $4.95 billion in fiscal year 2027–28 and $8.78 billion in 2028–29, with a recurring impact of $11.86 billion, according to the Florida House final bill analysis. These are projections; actual effects depend on local budget and millage decisions.
Sources
- Florida Department of State: 2026 Proposed Constitutional Amendment Booklet, Amendment No. 3 (updated Sept 3, 2026; checked Oct 23, 2026)
- BallotQuestions.vote: Florida Amendment 3 (2026), summarizing the Florida House final bill analysis of CS/HJR 1F and Revenue Estimating Conference estimates (checked Oct 23, 2026)
- Florida Politics: Judge orders rewrite of property tax amendment’s ballot language (2026; checked Oct 23, 2026)
- Florida Department of Revenue: Save Our Homes Assessment Limitation and Portability Transfer (PT-112) (checked Oct 23, 2026)
- Jared Jones – Orlando Living (YouTube): Florida Amendment 3: The Truth About Your Property Tax Bill (published Oct 11, 2026)