Florida Amendment 3 Explained: What It Would and Wouldn't Do for Homeowners
By AJ Ackerman, Broker Associate, LPT Realty (FL license BK3223497) · Updated October 3, 2026
The short answer
Amendment 3 is a proposed change to Florida's constitution on the November 3, 2026 ballot. If at least 60% of voters approve it, the homestead exemption for non-school property taxes would rise to up to $150,000 in 2027 and up to $250,000 in 2028, and the yearly assessment cap on non-homestead property would drop from 10% to 5%. People who are Florida residents by December 31, 2026 would be eligible for the larger exemption; people who become residents on or after January 1, 2027 would start at $50,000 and wait four years.
It is not law. Nothing changes unless it passes, and we're not here to tell you how to vote. Our job is to help you understand it so you can make good decisions about your home.
What we're watching in Southwest Florida
Many of the people we work with own a second home here, are planning to retire here in the next year or two, or are thinking about making a seasonal home their full-time one. For them, the residency date is the detail worth understanding now rather than in January. This makes becoming a resident this year extremely valuable if you are making a move anyways.
What would change for homestead owners
Today, a Florida homestead can receive up to $51,411 off its taxable value for 2026: a $25,000 exemption that applies to all taxes, including school taxes, plus up to $26,411 that applies to non-school taxes.
Under Amendment 3:
The school portion stays at $25,000.
For non-school taxes (county, city, fire and other local levies), the exemption would be up to $150,000 starting January 1, 2027, and up to $250,000 starting January 1, 2028.
Starting in 2029, the maximum would be adjusted each year for inflation (CPI).
The legislature could later set a procedure, by general law, to raise the exemption further.
A lower taxable value is not a guaranteed lower tax bill. What any one owner pays depends on their assessed value, their Save Our Homes cap and the tax rates local governments set afterward. We don't estimate anyone's savings. For your own numbers, start with the Lee County Property Appraiser and talk with your CPA.
What would NOT change
School taxes still apply.
Save Our Homes, the 3% cap on homestead assessment increases, stays.
Portability stays.
Widow and widower, senior, veteran and disability exemptions stay.
Second homes and rental properties
Non-homestead property, such as a second home or rental, currently has its assessed value capped at 10% growth per year for non-school taxes. Amendment 3 would lower that cap to 5%. It caps assessed value, not taxes, and school taxes would continue to be based on market value.
The December 31, 2026 residency detail
Florida resident by December 31, 2026: eligible for the larger exemption, even if you buy your home later.
Florida resident on or after January 1, 2027: starts with a $50,000 exemption (adjusted for inflation beginning in 2028) and becomes eligible for the larger exemption after keeping a Florida homestead exemption for four years.
Establishing residency is more than buying a house. If you're a second-home owner thinking about going full-time, or planning a move in the next year, talk with your CPA or attorney about what establishes residency and whether timing matters for you.
What happens next if it passes
The amendment would take effect January 1, 2027. The legislature would pass laws filling in the details, and local governments would set their budgets and tax rates. Any change would first show up on the August 2027 TRIM notice and the tax bill mailed in November 2027. We'll post a follow-up the day after the election.
Watch the video
[Coming Soon]
Frequently asked questions
Is Amendment 3 law yet?
No. It's a proposal on the November 3, 2026 ballot and needs at least 60% of voters to approve it. Until then, current exemptions and caps stay in place.
Would Amendment 3 lower my school taxes?
No. The school portion of the homestead exemption would stay at $25,000, and school taxes on non-homestead property would still be based on market value.
Does Amendment 3 change Save Our Homes or portability?
No. The 3% Save Our Homes cap and portability stay as they are.
Do married couples get a bigger homestead exemption?
No. The homestead exemption is per home, not per person, and a married couple can claim only one homestead exemption for their household. A single owner and a married couple in the same home get the same exemption. The "$25,000" and "about $50,000" figures you may hear are the two layers of one exemption: the first $25,000 applies to all taxes, and the second layer (up to $26,411 for 2026) applies only to non-school taxes.
I'm moving to Florida in 2027. Would I get the $150,000 exemption?
Not at first. If it passes, new residents as of January 1, 2027 or later would start at $50,000 and become eligible for the larger exemption after four years with a Florida homestead exemption. Talk with your CPA or attorney about your situation.
How much would I save?
We can't estimate your savings, because it depends on your assessed value and future local tax rates. The Lee County Property Appraiser is the best source for your individual numbers.
Thinking about buying, selling or moving in the next year?
Whether you're selling, holding a second home, or bought near the peak and want to know where you stand, we'll put together a free, personal home value and equity review. No pressure, no obligation. You can also see our latest Lee County market report, read about selling your Florida home from up north, or call or text AJ at (239) 565-7867.
Sources
This article is for general education only and is not tax, legal or financial advice. Amendment 3 is a proposal and is not law unless approved by at least 60% of voters, and details may change with implementing legislation. AJ & Courtney Ackerman, LPT Realty.
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