Florida Amendment 3: What Florida Voters Need to Know

There is tremendous confusion and myths floating around about Florida’s Amendment 3.

Here are the facts on FLORIDA AMENDMENT 3. What It REALLY Does, Who Benefits, What It Does NOT Do & Why Your Vote Matters

Some people believe Florida is voting to abolish property taxes. That is NOT what Amendment 3 does. And if you don’t own a home or qualify for Homestead Exemption, don’t stop reading. This still affects you, whether you’re a renter, snowbird, investor, business owner or future homeowner.

Property taxes can affect rents, business costs and consumer prices, while also funding local services. Amendment 3 changes both homestead and non-homestead property taxation.

Whether you own today or may own tomorrow, this can affect your present and your future in Florida.

FIRST, PUT THE NUMBERS IN PERSPECTIVE

Florida has approximately 10.6 million residential housing units.

Approximately 5.15 million properties receive the basic Homestead Exemption, and we estimate roughly 4.9 million existing homesteads could potentially receive some additional benefit from the expanded non-school exemption.

That 4.9 million is a rough estimate—not an official state projection—and is equivalent to about 46% of Florida’s total residential housing stock.

So this is clearly not an elimination of property taxes on every Florida property.

And even qualifying homesteaded homeowners would continue paying school property taxes.

WHAT IS AMENDMENT 3 ACTUALLY DOING?

For qualifying established Florida homesteads, the exemption from applicable non-school property taxes would increase to:

2027 ? Up to $150,000 of assessed value

2028 ? Up to $250,000 of assessed value

2029 onward ? The $250,000 amount adjusts upward when inflation is positive

Amendment 3 also lowers the annual assessment-growth cap on qualifying non-homestead property from 10% to 5%.

A $250,000 EXEMPTION DOES NOT MEAN YOU GET $250,000

This may be the second-biggest misunderstanding.

It does NOT mean:

Florida gives you $250,000.
Your tax bill drops by $250,000.
Your home loses $250,000 in market value.
You gain $250,000 in equity.
Your property-tax bill disappears.
You stop paying school property taxes.

WHAT DOES IT MEAN?

Up to $250,000 of a qualifying home’s assessed value would be removed from the value used to calculate applicable non-school property taxes.

For example:

$500,000 assessed value

? $250,000 exemption

= $250,000 subject to the affected non-school taxes

You don’t receive $250,000. You potentially avoid certain non-school property taxes on up to $250,000 of assessed value.

Actual savings depend on your assessed value, existing exemptions and local tax rates.

WHO GETS THE BIGGEST BENEFIT?

Primarily people who qualify for Florida Homestead Exemption on their permanent primary residence.

The expanded Homestead Exemption does NOT automatically apply to:

Rental properties
Investment properties
Vacation homes
Second homes
Commercial properties
Vacant properties

Those properties remain taxable.

HOMESTEADED HOMEOWNERS STILL PAY SCHOOL PROPERTY TAXES

This is critical:

The increased $150,000/$250,000 exemption does NOT apply to school district property taxes.

Qualifying homeowners continue paying school property taxes.

Amendment 3 reduces taxable value for specified non-school taxes. It does not eliminate the entire property-tax bill.

WHAT ABOUT PEOPLE WHO BECOME FLORIDA RESIDENTS AFTER 2026?

People establishing Florida permanent residency beginning January 1, 2027 don’t immediately receive the same expanded exemption as established residents.

They initially receive up to a $50,000 non-school exemption, subject to the amendment’s provisions and inflation adjustments, and generally become eligible for the larger exemption beginning with their fifth year.

WHAT ABOUT RENTAL, INVESTMENT AND COMMERCIAL PROPERTY?

They remain taxable—but Amendment 3 provides a different protection for qualifying non-homestead property:

Current annual assessment-growth cap: 10%

Amendment 3: 5%

Why does that matter to non-property owners?

Property taxes are an operating expense. They can contribute to rents, leases, business expenses and consumer prices.

A 5% cap doesn’t guarantee lower rents or prices, but it limits how quickly this component of ownership costs can increase.

BUT WON’T OUR PARKS, POLICE AND SERVICES SUFFER?

Amendment 3 would reduce the amount of non-school property-tax revenue local governments would otherwise collect. That is a legitimate concern.

But it does not automatically mean neglected parks or cuts to police, fire or other essential services.

As Florida property values have risen, property-tax collections have risen substantially too. In 2025, county property-tax levies increased approximately 7.7% and municipal levies approximately 8.8% statewide over the prior year.

Florida is growing and government has legitimate expenses. But taxpayers should expect local governments to tighten budgets, eliminate waste and inefficiency, and prioritize police, fire, infrastructure and parks before reducing essential services. We’re long overdue for an efficiency evaluation.

Opponents argue that reduced revenue could pressure local budgets, reduce some services, lead to higher millage rates where legally available, increase reliance on other revenue sources, or shift some of the burden toward properties without the expanded Homestead Exemption.

Those concerns deserve scrutiny.

But the better question is: “How efficiently are we spending the billions in property taxes already being collected?”

Less future revenue does not automatically mean worse communities. How tax dollars are spent is a matter of budgeting and priorities.

THE AMENDMENT IN 60 SECONDS

Does it abolish Florida property taxes?

NO.

Does every property owner get a $250,000 exemption?

NO.

Does $250,000 mean Florida gives you $250,000?

NO.

Do qualifying homestead owners stop paying school property taxes?

NO.

Do rentals, second homes and investment properties receive the same $250,000 Homestead Exemption?

NO.

Does the Homestead Exemption increase?

YES.

2027 ? Up to $150,000 for applicable non-school taxes

2028 ? Up to $250,000 for applicable non-school taxes

Does the non-homestead assessment cap change?

YES: 10% ? 5%

WHAT SHOULD FLORIDIANS DO BEFORE NOVEMBER 3?

CHECK YOUR HOMESTEAD STATUS

If you own your permanent Florida residence, verify your Homestead Exemption with your county property appraiser.

LOOK AT YOUR PROPERTY-TAX BILL

Know your market value, assessed value, taxable value, exemptions, school taxes and non-school taxes.

REMEMBER: $250,000 OF EXEMPT VALUE ? $250,000 OF SAVINGS

Your actual savings depend on the taxable value removed and applicable tax rates.

DON’T ASSUME IT DOESN’T AFFECT YOU BECAUSE YOU DON’T OWN A HOME

You may become a homeowner. Property taxes can affect rents and business costs. Non-homestead property is directly addressed by the amendment, and local-government tax revenue affects the communities where Floridians live.

VOTE NOVEMBER 3, 2026

A Florida constitutional amendment requires at least: 60% APPROVAL to pass.

THE BOTTOM LINE

Amendment 3 does NOT abolish Florida property taxes, and it does NOT affect only today’s homesteaded homeowners.

Even qualifying homesteads continue paying school property taxes.

The amendment reduces the assessment-growth cap on qualifying non-homestead property from 10% to 5% and affects the property-tax revenue available to local governments.

So if you rent, don’t own a home yet or don’t have Homestead Exemption, this still matters.

You may own tomorrow. Property taxes will influence housing and business costs today. And everyone lives in a Florida community affected by local taxation, spending and services.

THIS IS A VOTE ABOUT FLORIDA’S PROPERTY-TAX SYSTEM AND ITS IMPACT EXTENDS WELL BEYOND TODAY’S HOMESTEADED HOMEOWNERS.

Every eligible Florida voter should understand what Amendment 3 does and VOTE on

NOVEMBER 3, 2026

KNOW WHAT YOU’RE VOTING ON. KNOW WHY IT MATTERS TO YOU.

OFFICIAL SOURCES

Florida Senate — CS/HJR 1-F:

https://www.flsenate.gov/Session/Bill/2026F/1F

Florida Senate — Bill Summary:

https://www.flsenate.gov/Committees/BillSummaries/2026F/html/1

Florida House — Final Bill Analysis:

https://www.flsenate.gov/Session/Bill/2026F/1F/Analyses/h0001z.SAC.PDF

Florida Division of Elections:

https://dos.fl.gov/elections/

U.S. Census Bureau — Florida QuickFacts:

https://www.census.gov/quickfacts/FL