Florida Property Tax Amendment 2026: What Homeowners, Buyers & Sellers Must Know | RealtorStephens.com
🏡 Florida property tax is changing — get the facts before you vote or buy. Call Stacy: 407-603-1664
⚡ Breaking · Florida Property Tax · November 2026 Ballot
Florida’s Biggest Property Tax Change in History Is on the November Ballot. Here’s What It Means for You.
Amendment 3 (HJR 1F) would raise Florida’s homestead exemption to $150,000 in 2027 and $250,000 in 2028 — potentially eliminating most non-school property taxes for roughly 60% of homeowners. Florida voters decide November 3, 2026.
By Stacy Ann Stephens, REALTOR® · Keller Williams Winter Park · Updated June 2026 · Based on HJR 1F passed June 2, 2026
Keller Williams Realty Winter Park · 147 W Lyman Ave, Winter Park FL 32789 · 407-603-1664 · License #BK3393979
For informational purposes only. This is not legal, tax, or voting advice. Consult a Florida attorney or CPA for guidance specific to your situation.
Status as of June 2026: The Florida Legislature passed HJR 1F (the “Save Our Homes from Excessive Property Taxes” amendment) on June 2, 2026 — House 75–26, Senate 30–9. It now goes to the November 3, 2026 statewide general election. A minimum of 60% voter approval is required to amend the Florida Constitution. Nothing has changed yet — today’s property taxes are unchanged. If passed, most provisions take effect January 1, 2027.
What is Florida’s property tax amendment on the November 2026 ballot?
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Florida’s Amendment 3 on the November 3, 2026 ballot is HJR 1F — the “Save Our Homes from Excessive Property Taxes” amendment. If approved by 60% of voters, it would increase the homestead exemption on non-school property taxes from the current $50,000 to $150,000 in 2027 and $250,000 in 2028, effectively eliminating most non-school property taxes for an estimated 60% of Florida homesteaded owners. Non-homestead property assessment caps would also drop from 10% to 5% annually.
Let me give you the straight talk on this — because I’m already hearing buyers ask me: “Should I wait to buy until after the vote?” And sellers asking: “Does this affect what my home is worth?” And investors asking: “What does this mean for rental properties?”
The short answer to all three: it’s significant, it’s real, and you need to understand it before November — whether you’re voting on it, buying or selling around it, or managing property that would be affected by it.
What Does Amendment 3 Actually Do? The Plain-English Breakdown
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If Amendment 3 passes, Florida’s homestead exemption on non-school property taxes rises to $150,000 in 2027 and $250,000 in 2028. For most homesteaded owners with home values under roughly $300,000–$400,000, this could eliminate their non-school property taxes almost entirely. School district taxes are not affected. The annual assessment cap on non-homestead property (rentals, investment, commercial) drops from 10% to 5%.
Current Law vs. Amendment 3
Category
Current Law (Today)
If Amendment 3 Passes (2027–2028)
Homestead exemption (non-school levies)
$50,000 combined
$150,000 in 2027 → $250,000 in 2028
School district levies
Unchanged by SOH or exemption
Unchanged — still taxed
Non-homestead assessment cap
10% per year max increase
5% per year max (Jan 1, 2027)
New Florida residents after Dec 31, 2026
Same as existing residents
Smaller exemption for first 5 years
Estimated % of homesteaded owners seeing full tax elimination
—
~60% (homes with modest assessed values)
Vote required
—
60% YES statewide
What Does This Mean for the Real Estate Market If It Passes?
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If Amendment 3 passes, Florida homeowners who have lived in their home for years could see most non-school property taxes disappear by 2028, significantly reducing total monthly housing costs. This could increase demand for homesteaded properties and accelerate in-migration. However, the amendment also includes a 5-year waiting period for new Florida residents to receive the full exemption — which could affect homebuyer timing decisions in late 2026.
For Current Florida Homeowners
If you’re already homesteaded in Florida, this is potentially extraordinary news. A homeowner with a $400,000 assessed value in Orange County currently pays roughly $4,400/year in non-school property taxes. Under Amendment 3 (if passed), that bill could drop to near zero by 2028 for non-school levies — with school taxes remaining. The annual savings could be $2,000–$4,000+ for many Central Florida homeowners.
For Buyers Deciding Whether to Purchase Before or After November
Here’s the critical nuance: new Florida residents who establish residency after December 31, 2026 would receive a smaller initial exemption for their first five years before qualifying for the full expanded exemption. This creates a meaningful incentive to close on a home and establish Florida homestead before year-end 2026 if you’re planning to move to Florida anyway.
Important timing note: The November 3, 2026 vote result won’t be final until after the election. If Amendment 3 passes, the smaller-exemption rule for new residents applies to those who establish residency after December 31, 2026. Buyers who close before December 31, 2026 and file for homestead by March 1, 2027 would be treated as existing residents under the amendment’s terms. This is a legitimate planning consideration — not a reason to panic.
For Sellers
If Amendment 3 passes, your buyers’ ongoing ownership costs drop significantly — which means your home becomes more affordable to own (even at the same purchase price). This is broadly supportive of property values. However, the near-term market may see some buyers pause until after the November vote to understand what they’re committing to. Price your home based on current market fundamentals, not speculation on the vote outcome.
For Investors and Rental Property Owners
The picture is more complex here. Non-homestead properties (rentals, vacation homes, investment property, commercial) do NOT benefit from the expanded homestead exemption — they’re taxed on assessed value without the homestead protection. The non-homestead assessment cap dropping from 10% to 5% annually (starting 2027) is modestly positive for landlords, limiting how fast their tax bills can rise. But the full exemption expansion applies only to primary residences.
🧮 Amendment 3 Property Tax Impact Estimator
Estimate what Amendment 3 could mean for your annual non-school property tax bill if it passes. For planning purposes only. Verify current exemptions and millage rates with your county Property Appraiser.
Assessed Value
Current Taxable Value (after $50K exemption)
Current Est. Non-School Tax
Taxable Value with $150K exemption (2027)
Est. Non-School Tax in 2027 (if passes)
Taxable Value with $250K exemption (2028)
Est. Non-School Tax in 2028 (if passes)
School district taxes are NOT affected by Amendment 3. This calculator estimates non-school levies only. Actual savings depend on your county’s exact millage rate breakdown. Amendment must pass with 60%+ voter approval on November 3, 2026 for any of this to take effect.
The New Resident Waiting Period: What It Means If You’re Moving to Florida
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If Amendment 3 passes, people who establish Florida residency after December 31, 2026 will receive a reduced homestead exemption for their first five years in the state — starting at the current $50,000 level — before stepping up to the full expanded exemption in year five. This provision was added to address concerns about new arrivals immediately receiving the full benefit. For buyers planning to move to Florida in 2027 or later, this is a meaningful long-term financial consideration.
✅ Close Before Dec 31, 2026
Establish Florida homestead in 2026
Treated as existing resident under Amendment 3
Receive full expanded exemption beginning 2027 (if passed)
Potential annual savings: $2,000–$4,000+
File homestead by March 1, 2027
⚠️ Establish Residency After Dec 31, 2026
Receive current $50,000 exemption for first 5 years
Phase into full expanded exemption in year 5
School taxes unchanged regardless
Non-homestead cap drops to 5% (modest benefit)
Still much better than most other states’ property taxes
Navigating This Market Shift? Let’s Talk.
Whether you’re a current homeowner, a buyer deciding when to act, or a seller wondering what this means for your listing — I can give you a clear, numbers-based picture of how Amendment 3 affects your specific situation in Central Florida.
What is Florida’s property tax amendment on the November 2026 ballot?+
Florida’s Amendment 3 on the November 3, 2026 ballot is HJR 1F — the Save Our Homes from Excessive Property Taxes amendment. It was passed by the Florida Legislature in a special session on June 2, 2026. If approved by at least 60% of voters, it increases the homestead exemption on non-school property taxes from the current $50,000 to $150,000 in 2027 and $250,000 in 2028. It also drops the assessment cap on non-homestead property from 10% to 5% annually.
Will Amendment 3 eliminate property taxes in Florida?+
Not entirely. Amendment 3 would eliminate most non-school property taxes for an estimated 60% of Florida homesteaded owners whose assessed values fall below the expanded exemption thresholds. School district taxes are specifically excluded from the amendment and would remain. Investment properties, rentals, commercial properties, and second homes that are not homesteaded would not receive the expanded exemption — they benefit only from the reduced non-homestead assessment cap of 5% annually.
Should I wait to buy a home in Florida until after the November 2026 vote?+
Generally no — and in fact, if you’re planning to move to Florida regardless of the vote outcome, buying before December 31, 2026 and establishing homestead could be financially advantageous. If Amendment 3 passes, new Florida residents who establish residency after December 31, 2026 receive a smaller exemption for their first five years. Buyers who close and establish homestead before year-end would be treated as existing residents and receive the full expanded exemption if the amendment passes. The vote outcome is uncertain — base your buying timeline on market fundamentals, not Amendment 3 speculation.
What happens to rental property taxes if Amendment 3 passes?+
Rental properties, vacation homes, and investment properties that are not used as primary residences do not receive the expanded homestead exemption. They continue to be taxed on assessed value without homestead protection. The amendment does provide a modest benefit to non-homestead property owners by reducing the annual assessment growth cap from 10% to 5% starting in 2027 — limiting how fast their tax bills can rise each year, but not reducing current taxes.
What are the new Florida homestead exemption amounts if Amendment 3 passes?+
If Amendment 3 passes on November 3, 2026, the homestead exemption on non-school property taxes increases to $150,000 effective January 1, 2027 and rises again to $250,000 effective January 1, 2028. The current combined homestead exemption is $50,000. School district levies remain unchanged. New Florida residents who establish residency after December 31, 2026 receive a reduced exemption for their first five years before qualifying for the full amount.
How do I know if Amendment 3 would eliminate my property taxes?+
Check your annual property tax notice from your county Property Appraiser to find your current assessed value and the breakdown of school vs. non-school levies. If your assessed value minus the expanded $250,000 exemption (in 2028) results in zero or a very small taxable value, most of your non-school taxes would be eliminated. School taxes remain and are calculated separately. Use the calculator on this page to estimate your potential savings, then verify with your county Property Appraiser.
Big Picture Decisions Need Real Guidance
I help Central Florida buyers and sellers make financially sound decisions through all kinds of market changes — including this one. Call me for a no-pressure conversation about what Amendment 3 means for your specific situation.
Keller Williams Realty Winter Park · 147 W Lyman Ave, Winter Park FL 32789 · 407-603-1664 · License #BK3393979
This post is for informational purposes only. It does not constitute legal, tax, financial, or voting advice. Property tax rules, exemptions, and the November vote outcome may change. Consult a Florida attorney or CPA for guidance specific to your situation. Information based on HJR 1F as passed June 2, 2026.
