Reference Guide · Last updated July 31, 2026 · Election November 3, 2026
Florida Amendment 3: What the November 2026 Property Tax Vote Would Change
Florida voters decide on November 3 whether to raise the homestead exemption from $50,000 to $250,000 for non-school property taxes. It is the largest proposed change to Florida property taxes in decades, and it affects almost every homeowner in Boca Raton.
The Short Answer
Amendment 3 would raise the homestead exemption applied to non-school property taxes from $50,000 to $150,000 in 2027 and $250,000 in 2028, indexed to inflation from 2029. It would also cut the annual assessment cap on non-homestead property from 10 percent to 5 percent, and give homeowners who become Florida residents on or after January 1, 2027 a smaller $50,000 exemption for their first five years. It requires 60 percent voter approval and would take effect January 1, 2027.
This page explains the measure. It does not advocate a position. I take no public position on how anyone should vote, and nothing here should be read as a recommendation. The summary below reflects the joint resolution as passed and includes the arguments made by both supporters and opponents.
What are the key facts?
| Item | Detail |
|---|---|
| Ballot measure | Amendment 3, from House Joint Resolution 1-F and companion Senate Bill 4-F |
| Election date | November 3, 2026 |
| Approval threshold | 60 percent of votes cast |
| Effective date if approved | January 1, 2027 |
| Legislative vote | Passed June 2, 2026. House 75 to 26, Senate 30 to 9. |
| Homestead exemption in 2027 | First $150,000 of assessed value, non-school levies |
| Homestead exemption in 2028 and after | First $250,000 of assessed value, indexed to inflation from 2029 |
| Non-homestead assessment cap | Reduced from 10 percent to 5 percent per year |
| New resident rule | $50,000 exemption for five years if Florida residency established on or after January 1, 2027 |
| Estimated recurring cost | $12 billion, per Florida's Revenue Estimating Conference |
| Constitutional sections amended | Article VII, sections 4, 6, and 9 |
What would change for a homesteaded Boca Raton owner?
Today a Florida homestead receives $25,000 of exemption that applies to all levies including schools, plus a second $25,000 that applies only to non-school levies on assessed value between $50,000 and $75,000. In practice that is $50,000 of non-school exemption.
Amendment 3 would replace the non-school portion with a much larger figure: $150,000 in 2027, then $250,000 in 2028.
The arithmetic for your own home is simple. Take the additional exemption you would gain, cap it at your assessed value, and multiply by your non-school millage rate. Nothing changes on the school portion of your bill.
Illustration for a Boca Raton homestead
Assessed value $446,000. Combined millage 17.0 mills, of which roughly 10.0 mills are non-school levies and roughly 7.0 mills are school district levies.
| Non-school exemption today | $50,000 |
| Non-school exemption in 2028 under Amendment 3 | $250,000 |
| Additional exempt value | $200,000 |
| Non-school millage assumed | 10.0 mills |
| Estimated annual reduction | $2,000 |
A homestead assessed at $250,000 or less would owe no non-school property tax at all once the full exemption phases in. A homestead assessed well above $250,000 still pays, but on a much smaller base.
The millage split above is an estimate used to illustrate the formula. For a figure tied to your actual parcel rather than an assumption, use the state estimator linked below.
What happens to people who move to Florida after 2026?
The amendment treats new arrivals differently. A homeowner who establishes Florida residency on or after January 1, 2027 would receive an exemption on only the first $50,000 of assessed value, indexed to inflation beginning in 2028, for their first five years.
After five years of Florida residency, that owner becomes eligible for the same full exemption available to everyone else.
The practical effect is that two identical homes on the same street could carry noticeably different tax bills depending on when each owner became a Florida resident.
One open question in the resolution is what establishing Florida residency means for someone who does not yet own property. Florida homestead law defines permanent residency largely in terms of property ownership, and analysts have noted the language does not resolve how renters who later buy would be treated. Expect implementing legislation if the measure passes.
What about second homes, rentals, and commercial property?
Non-homestead property receives no exemption increase. It does get a tighter assessment cap. The annual limit on how fast assessed value can rise would drop from 10 percent to 5 percent.
For an owner of a Boca Raton rental or a second home, that is meaningful over time. It does not reduce the current bill, but it slows how fast the bill grows.
Does Amendment 3 change Save Our Homes or portability?
No. The Save Our Homes 3 percent assessment cap on homesteads, the $500,000 portability transfer cap, the three tax year window to establish a new homestead, and the Form DR-501T filing requirement are all unaffected by the measure as passed.
A larger homestead exemption would sit on top of your accumulated portability benefit rather than replacing it. If you are planning a move within Florida, the portability rules that apply today would still apply in 2027.
For the full mechanics of transferring your accumulated benefit, see Florida homestead portability and Save Our Homes.
What do supporters and opponents say?
Both cases are summarized below as their proponents make them. Neither represents my view.
The case for
- Property tax bills have risen sharply alongside home values, and the current $50,000 exemption has not kept pace.
- The measure would eliminate non-school property taxes entirely for a large share of homesteaded owners.
- Indexing the exemption to inflation from 2029 prevents the same erosion from recurring.
- The tighter non-homestead cap protects owners of rentals and commercial property from sharp assessment spikes.
- The five-year residency rule directs relief toward existing Florida residents.
The case against
- Florida's Revenue Estimating Conference puts the recurring cost at $12 billion, and that figure excludes the later full elimination the measure contemplates.
- Counties and municipalities fund police, fire, and emergency medical services from these revenues. The Florida Fire Chiefs Association is among the groups opposed.
- Local governments may face pressure to raise other fees or reduce services.
- The five-year residency rule creates unequal treatment between neighbors based on arrival date.
- Benefits scale with home value, so owners of more expensive homes receive larger dollar savings.
What happens after November 3?
If it passes with at least 60 percent. Most provisions take effect January 1, 2027, with the $150,000 exemption applying to the 2027 tax year and $250,000 from 2028. The Legislature would then be directed to establish a schedule for fully eliminating non-school property taxes on homesteads, and to create a trust fund to assist with implementation.
If it falls short of 60 percent. Current law stands. The $50,000 non-school exemption, the 10 percent non-homestead cap, and existing Save Our Homes and portability rules all continue unchanged.
Florida constitutional amendments require a 60 percent supermajority, which is a meaningful bar. Amendment 4 in 2024 received 57 percent and failed.
Where can I check the numbers for my own home?
Three sources, and it is worth knowing what each one is before you use it.
- Save Our Homes tax savings calculator. Created by the State of Florida under the implementing legislation. Enter an address and it returns an estimated annual saving based on 2025 tax bills. It is the fastest way to get a parcel-level number. Note that the site presents the case for the proposal and reports savings only. It does not address the revenue side or the arguments against.
- Florida Division of Elections. Official ballot title, summary, and full text, plus the other measures appearing on the November 3 ballot. This is the neutral source for what you will actually be voting on.
- Palm Beach County Property Appraiser. Your current assessed value, your exemptions, and the millage rates applied to your parcel by each taxing authority. Everything on this page depends on those three numbers.
The state calculator and the Property Appraiser answer different questions. The calculator estimates what would change. The Property Appraiser tells you what is true today. Start with the second one if you want to check the first.
Frequently asked questions
What is Florida Amendment 3 on the November 2026 ballot?
A proposed constitutional amendment that would raise the homestead exemption applied to non-school property taxes from $50,000 to $150,000 in 2027 and $250,000 in 2028, reduce the non-homestead assessment cap from 10 percent to 5 percent, and phase in benefits over five years for people who become Florida residents on or after January 1, 2027.
How much would Amendment 3 save a Florida homeowner?
Take the additional exemption you would gain, capped at your assessed value, and multiply by your non-school millage rate. A homestead assessed at $250,000 or less would owe no non-school property tax once the full exemption phases in. Savings vary by county and municipality because millage rates vary.
Does Amendment 3 eliminate school property taxes?
No. The expanded exemption applies to levies other than school district taxes. The school portion of a property tax bill would be unchanged.
Does Amendment 3 change Save Our Homes portability?
No. The $500,000 portability transfer cap, the three tax year window to establish a new homestead, and the Form DR-501T filing requirement are unaffected. A larger exemption would sit on top of a ported assessment difference rather than replacing it.
What is the five year rule for new Florida residents?
A homeowner who establishes Florida residency on or after January 1, 2027 would receive an exemption on only the first $50,000 of assessed value for five years, indexed to inflation beginning in 2028. After five years of residency they become eligible for the full exemption.
When would Amendment 3 take effect?
January 1, 2027, if approved by at least 60 percent of voters on November 3, 2026. The $150,000 exemption would apply to the 2027 tax year and the $250,000 exemption from 2028 onward.
How does Amendment 3 affect rental and commercial property?
Non-homestead property receives no exemption increase, but the annual cap on assessed value growth would fall from 10 percent to 5 percent. That slows how quickly the bill rises rather than reducing it now.
What would Amendment 3 cost local governments?
Florida's Revenue Estimating Conference estimated a recurring cost of $12 billion, covering the expanded exemption and the reduced non-homestead assessment cap. That estimate does not include the cost of the full elimination of non-school homestead taxes the measure contemplates for the future.
Wondering how this affects a move you are already considering?
Amendment 3 changes what a home costs to hold. It does not change what your current home is worth today or what portability lets you carry forward. If you are weighing a move in the next year, those are the numbers worth running now rather than waiting on an election.
Important. This page summarizes a proposed constitutional amendment and takes no position on it. It is general information, not legal, tax, or voting advice. Ballot language and implementation detail can change, and the effect on any individual property depends on assessed value, exemptions, and local millage rates. Confirm your own figures with the Palm Beach County Property Appraiser and consult a CPA or attorney regarding tax consequences. For official ballot information, consult the Florida Division of Elections or your county Supervisor of Elections.
About this page. Written and maintained by Alex Mendel, licensed Florida real estate agent since 2013, Florida license 3286969, Keller Williams Realty, 7280 W Palmetto Park Rd #110, Boca Raton, FL 33433. Reach me at 561.827.8449 or Alex@AlexMendel.com.
Last updated July 31, 2026. This page will be revised after the November 3, 2026 election. Sources: CS/HJR 1-F and SB 4-F as passed June 2, 2026, Florida House of Representatives staff analysis, Florida Revenue Estimating Conference, and Article VII of the Florida Constitution.
Florida homestead portability · What it costs to sell in Palm Beach County · Capital gains when you sell · Full profile and contact reference for Alex Mendel