Amendment 3 on the November 2026 Ballot: What Florida's Property Tax Vote Means for You

South Florida single-family home exterior

On Tuesday, November 3, 2026, Florida voters will decide on Amendment 3, the biggest change to Florida's property tax system to reach the ballot in years. Whether you own a home in Weston, are thinking about selling, or are planning a move to South Florida, this vote could change your tax bill and your timing. Here is a plain-English guide to what is actually in the amendment, what it does not do, and what it could mean for your next move.

How Amendment 3 Got on the Ballot

Governor DeSantis called a special session this summer to address property taxes, and on June 2, 2026 the Legislature passed the proposal (CS/HJR 1F) by a vote of 75-26 in the House and 30-9 in the Senate. Because it amends the Florida Constitution, it needs at least 60% of the vote to pass. If it does, it takes effect January 1, 2027, and you would first see the change on your August 2027 TRIM notice and your November 2027 tax bill.

What Amendment 3 Would Change

1. A much larger homestead exemption (non-school taxes only). Today a qualifying Florida homestead gets up to $51,411 in exemptions for 2026. Amendment 3 would replace that with:

  • Up to $150,000 off assessed value for non-school taxes starting January 1, 2027
  • Up to $250,000 starting January 1, 2028
  • Annual inflation (CPI) adjustments beginning in 2029
  • School taxes keep the same $25,000 exemption they have today, so most homeowners will still get a tax bill

The amendment also directs the Legislature to set up a procedure that would let counties and cities raise the exemption further for their own levies, potentially up to the full assessed value of a homestead. The timing of any further increases is not set.

2. A lower cap for non-homestead property. Rentals, second homes, commercial property and vacant land currently have their assessed value increases capped at 10% per year for non-school taxes. Amendment 3 would cut that cap to 5%. Keep in mind this caps assessed value, not taxes, and school taxes would remain based on full market value.

3. New rules for new Florida residents. This is the part every relocating buyer needs to understand:

  • If you are a permanent Florida resident by December 31, 2026, you would be eligible for the larger exemption, even if you buy your home later.
  • If you become a Florida resident on or after January 1, 2027, you would start with a $50,000 exemption for non-school taxes. After keeping a Florida homestead exemption for four years, you would become eligible for the larger exemption starting January 1 of the fifth year.

4. Limits on how local governments spend property tax money. Cities and counties would be constitutionally limited to using property tax revenue for core functions such as law enforcement, fire and emergency services, schools, infrastructure, environmental management, debt service, pensions and government operations.

What Amendment 3 Does NOT Change

  • Save Our Homes stays. Homestead assessed values would still be capped at 3% or CPI, whichever is less.
  • Portability stays. You can still move your Save Our Homes benefit to your next Florida home.
  • Existing personal exemptions stay, including senior, widow/widower, veteran and disability exemptions.
  • It does not eliminate property taxes. School taxes continue, and so do non-ad valorem assessments (like solid waste or drainage fees) on your bill.
  • It does not change how your home is assessed. The savings come from a bigger exemption being subtracted from your assessed value, not from a lower assessment.
  • It does not set tax rates. Local governments still set millage rates each year, and those can go up or down.

What Could It Mean for Broward County Homeowners?

Broward County Property Appraiser Marty Kiar has estimated that the average Broward homeowner could save roughly $1,300 in the first year once the exemption rises to $150,000, with larger savings in 2028 when it reaches $250,000. Your actual savings will depend on your assessed value, your existing exemptions and your local millage rates.

Homeowners who bought recently often benefit the most, because their assessed values are closer to market value. Long-time owners with a large Save Our Homes benefit and a lower assessed value may see some or most of their non-school taxable value wiped out.

The Debate: Arguments For and Against

Supporters, including Governor DeSantis and Florida Realtors, say property tax collections have climbed sharply as home values surged, that homeowners need meaningful relief, and that local governments can absorb the change by trimming budgets. Many voters simply say their taxes are too high.

Opponents and many local governments warn that the revenue loss could be significant. The Florida Association of Counties estimates Broward County could lose more than $300 million in revenue by the second year, and cities like Coral Springs have projected losses in the tens of millions. Critics argue that the cost could shift to renters, businesses and non-homestead owners, or lead to service cuts or new fees, and that no replacement revenue has been identified.

Polls so far show majority support, but it is not clear the measure will clear the 60% bar. It is worth reading up and making your own decision.

What This Means for Your Real Estate Plans

Relocating to South Florida? The December 31, 2026 residency date matters. Establishing permanent Florida residency before year-end could mean the difference between a $50,000 exemption and a $150,000 to $250,000 exemption for your first four years. Talk to a tax professional about what counts as establishing residency, and if you are planning a move to Weston or anywhere in Broward, let's talk about timing now.

Buying a home? Remember that your taxes are based on your purchase, not the seller's bill. When a home sells, the assessed value resets to market value, so the seller's taxes are rarely what you will pay. If Amendment 3 passes, a larger exemption could soften that reset for qualifying homestead buyers. Ask me for an estimate based on your target price.

Selling a home? Lower carrying costs for homestead buyers could improve affordability and buyer demand, especially at price points where the exemption makes the biggest dent. If you are also buying your next Florida home, portability still applies.

Investors and second-home owners: You would not receive the homestead exemption, but the 5% cap on assessed value increases could slow future growth in your non-school taxes. Keep an eye on how local millage rates respond.

Key Dates

  • November 3, 2026: Election Day (60% approval needed)
  • December 31, 2026: Residency date for the larger exemption
  • January 1, 2027: Amendment takes effect if approved ($150,000 exemption)
  • November 2027: First tax bills reflecting the change
  • January 1, 2028: Exemption rises to $250,000

Questions About Your Home or Your Move?

Whether you want to understand what Amendment 3 could mean for a home you own, or you are weighing when to buy or sell, I am happy to help. I can prepare a free market analysis for your home or run property tax estimates on homes you are considering.

Contact Susan J. Penn at London Foster Realty: 954-557-5993
Email: susanjpennpa@gmail.com
Website: susanjpennrealtor.com

This article is for general information only and is not legal or tax advice, and it is not an endorsement for or against any ballot measure. Details may change through implementing legislation. For estimates on your specific property, contact the Broward County Property Appraiser or a tax professional.

Sources: Pinellas County Property Appraiser: Amendment 3 FAQs; Manatee County Property Appraiser: Amendment 3; FOX 35 Orlando; Lowndes via JD Supra; NBC 6 South Florida: How much could Amendment 3 save homeowners?; NBC 6 Florida Poll.