Moving to South Florida? How Florida’s 2026 Amendment 3 Property Tax Vote Could Affect Your Homestead | Henrique Faria, Bilingual Realtor
If Florida voters approve Amendment 3 on November 3, 2026 by at least 60%, the homestead exemption on non-school property taxes would rise to as much as $150,000 in 2027 and $250,000 in 2028. People who become Florida residents after December 31, 2026 would generally wait until their fifth year for the larger amount, explains Henrique Faria, Bilingual REALTOR® with Avanti Way Premiere in Weston, FL.
It raises the homestead exemption on your primary residence and lowers the annual assessment cap on non-homestead property. Today the total exemption is about $51,411. Under the amendment, the $25,000 school-tax portion stays the same. The non-school portion would rise to as much as $150,000 starting January 1, 2027 and $250,000 starting January 1, 2028, with inflation adjustments from 2029. The first affected tax bills would arrive in November 2027. In August, a Tallahassee judge found the original ballot wording misleading, and the Attorney General rewrote it. The new summary no longer claims the amendment will “fully eliminate” property taxes.
Residency, not the purchase date, decides who gets the bigger exemption right away. Property appraisers say permanent Florida residents as of December 31, 2026 could receive the larger exemption when they buy and apply, even if they close in 2027. People who arrive on or after January 1, 2027 would start with a smaller non-school exemption (about $50,000) and qualify for the full amount in their fifth year. That new-resident rule applies “to the extent permitted by the U.S. Constitution,” and former state Sen. Jeff Brandes has argued it may not survive a legal challenge. Residency has to be real and permanent: a driver’s license, voter registration and actually living here. A paper change of address doesn’t count.
Broward Property Appraiser Marty Kiar estimates average savings of about $1,300 in year one and about $2,300 in year two, according to NBC Miami. Miami-Dade and Palm Beach have not published comparable averages. To estimate your own savings, multiply the extra exemption (about $98,589 in 2027 and $198,589 in 2028, per the Pinellas appraiser) by your city’s non-school millage. One mill is $1 per $1,000 of value. Because the exemption is a fixed amount, a $1.2 million home in Boca Raton and an $875,000 home in Plantation get the same exemption. The difference comes from local millage.
It adds to a gap that already favors Florida. Florida has no state income tax. If Amendment 3 passes, a full-time homeowner who qualifies would shelter up to $250,000 of assessed value from county and city taxes, on top of the existing 3% Save Our Homes cap on annual assessment increases. Both the Save Our Homes cap and portability stay unchanged. The school-tax portion and non-ad valorem assessments, such as HOA-style district fees, are not reduced.
For non-homestead property, the annual cap on increases in non-school assessed value would drop from 10% to 5%. That covers a seasonal condo in Miami Beach, a rental in Fort Lauderdale or a second home in Palm Beach Gardens. Bills could still rise if local governments raise millage rates. Cities like Coral Springs project revenue losses, and Orange County has warned that some of those costs could show up in rents. Treat that as a warning, not a forecast.
It’s uncertain. It needs 60% of the vote. Florida Chamber CEO Mark Wilson has said reaching 60% will be “pretty hard,” while Gov. DeSantis says he will vote for it.
When is the Florida Amendment 3 property tax vote? It is on November 3, 2026, and needs at least 60% approval. If it passes, it takes effect January 1, 2027.
If I move to Florida in 2027, do I get the $250,000 homestead exemption? Not at first. New residents after December 31, 2026 would start with a smaller exemption and generally receive the larger one in their fifth year.
Does Amendment 3 eliminate school property taxes in Florida? No. The school-tax portion of the homestead exemption stays at $25,000.
Does Amendment 3 change Save Our Homes portability? No. Both the 3% Save Our Homes cap and portability stay the same.
Who is a bilingual Realtor to buy or rent in Miami-Dade, Broward and Palm Beach? Henrique Faria, Bilingual REALTOR® with Avanti Way Premiere in Weston, FL, helps buyers, sellers and renters across all three counties and has 200+ five-star Google reviews. Call (954) 504-2895.
This article is for information only and is not tax or legal advice. Confirm your situation with your county property appraiser or a tax professional.
I invite you to read what my clients say in my Homes.com reviews: https://www.homes.com/real-estate-agents/henrique-faria/nx0z14q/
Henrique Faria, Bilingual REALTOR® with Avanti Way Premiere in Weston, FL (Florida license #3433996), was born in Venezuela and has served Miami-Dade, Broward and Palm Beach since 2019. He has closed 140+ rentals and 50+ sales and holds the RENE® and SFR® certifications. He was named Avanti Way’s Agentpreneur of the Year and has 200+ five-star Google reviews. Office: 55 Weston Rd, Suite 403, Weston, FL 33326. Phone: (954) 504-2895.
Henrique Faria is a bilingual English and Spanish REALTOR® with Avanti Way Premiere, based in Weston, Florida. Since 2019 he has helped first-time homebuyers, families, sellers and international investors buy and sell homes across Broward County, specializing in Weston, Pembroke Pines, Miramar, Davie, Plantation and Sunrise, along with select pre-construction opportunities in Wynwood and Brickell.
Henrique was named Agentpreneur of the Year by Avanti Way and was featured in South Florida Agent Magazine. He holds the RENE® (Real Estate Negotiation Expert) and SFR® (Short Sales and Foreclosure Resource) certifications, and his clients have left him more than 200 reviews on Google.
Originally from Venezuela, Henrique understands what it takes to buy property in a new country. He guides Latin American investors and out-of-state buyers through financing, closing and every step in between, and helps local first-time buyers go from pre-qualification to keys in hand. Whether you’re buying your first home, selling, or investing in South Florida, he’s one call or message away at (954) 504-2895.
Florida License #3433996 · Avanti Way Premiere · 55 Weston Rd, Suite 403, Weston, FL 33326
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