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FAQs on Amendment 3, hot issue on Nov. 3 ballot

Published on 10/1/2026

Frequently Asked Questions about Amendment 3

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If passed, how would Amendment 3 affect my homestead property taxes?

Amendment 3 proposes replacing the current $50,000 homestead exemption for qualifying homestead property with the following:

Beginning January 1, 2027, the current homestead exemption for non-school levied property taxes would increase to $150,000.

Beginning January 1, 2028, the homestead exemption for non-school levied property taxes would increase to $250,000.

Beginning January 1, 2029, the homestead exemption for non-school levied property taxes would be adjusted consistent with the Consumer Price Index.

   If Amendment 3 passes, would I still pay property taxes as a homeowner?

Yes. The exemption does not apply to school property taxes, which account for approximately 40 percent of the average tax bill. The amendment increases the homestead exemption; it does not, by itself, eliminate a homeowner's tax bill.

  Would existing exemptions be affected?

No. Amendment 3 does not eliminate or replace Save Our Homes. Annual assessed value increases for qualifying homestead property would continue to be limited to 3 percent per year or the percent growth in the Consumer Price Index, whichever is less. In addition, Florida’s portability provisions, as well as Florida’s existing personal exemptions (e.g., widow/widower, seniors, veterans, disabled, etc.) remain unchanged.

Would second homes and rental/investment properties qualify for the additional homestead exemption?

No. Amendment 3 focuses on homesteaded primary residences; however, Amendment 3 proposes to reduce the maximum annual assessment increase cap from 10 percent to 5 percent for commercial properties, rental/investment homes, and vacation properties.

If passed, how would Amendment 3 impact my local government’s budget?

State economists predict that Amendment 3 would reduce local property tax revenue by nearly $12 billion on a recurring basis. Because property taxes are one of the primary revenue sources supporting local government operations, any significant reductions in property tax collections could require changes to county budgets, service levels, taxes, fees, or alternative revenue sources. As a result, local governments would have to decide whether to cut funding for these services or raise revenue by other means. The most likely scenario is a combination of significant service level reductions and/or tax and fee increases.

Will the state provide support to local governments to offset the loss in property tax revenue?

No. Amendment 3 includes no new, dedicated state funding to replace the property tax revenue local governments would lose. State funding to help local governments offset any property tax revenue loss would require action by future legislatures.

  If passed, would Amendment 3 allow my local government to increase fees or taxes to offset the loss in property tax revenue?

Yes. Amendment 3 does not limit your local government’s ability to increase taxes or fees for things like parks, libraries, wastewater, and impact fees to make up for lost property tax revenue.

Would all Florida homeowners be eligible for the property tax exemptions?

No. Residential property owners who are permanent Florida residents as of December 31, 2026, would be eligible for the larger exemption amounts beginning in 2027. New permanent residents moving into Florida after December 31, 2026, would start with the current $50,000 homestead exemption, and would become eligible for the full $250,000 exemption after 5 years. However, after 2030, local governments could reduce the 5-year wait time to help meet a critical need.

  Would the loss of property tax dollars under Amendment 3 ultimately shift the cost burden to renters, consumers, and small businesses?

It is likely. Eliminating such a significant share of Florida’s property tax base would require at least a significant portion of the lost revenue to be generated somewhere else, including increasing property tax rates. Increasing property taxes on rental and commercial properties means landlords and businesses will pay more, forcing them to choose between absorbing those costs or shifting them onto renters and consumers.

Could my property tax rate (millage rate) change in the future?

Yes. Taxing authorities establish property tax rates annually through their annual budget process. While there are limits to how high the tax rate can go, there is nothing in Amendment 3 that prohibits local governments from increasing your property tax rate up to the legal limit.

How much will I save on my property tax bill if Amendment 3 passes?

It depends on where you live. Property tax rates vary significantly across Florida. The average non-school property tax rate in the state is $10.50 per $1,000 of a property's taxable value. If you use that average rate, all homes assessed at more than $250,000 would save $1,035 in 2027 and $2,085 in 2028.

If your home is assessed at $150,000 or less in 2027 and $250,000 or less in 2028, you would only pay school taxes.

Who qualifies for the additional homestead exemption?

Applies only to homestead (primary residence) property.

Requires living in Florida for 5 years as a permanent resident to qualify. Counties and cities may reduce the 5-year requirement for a critical need after January 1, 2030.

Second homes, rental property, and commercial property are not eligible for the increased homestead exemption.

What groups support Amendment 3 and which oppose it?

In Support of Amendment 3

Florida Realtors, Florida GOP

Opposed to, or Raising Significant Concerns About, Amendment 3

These are some of the statewide groups:

Florida Tax Watch, Florida Policy Institute, Florida for All, Florida PTA, Florida State Director of MomsRising/MamásConPoder, Southern Poverty Law Center, Florida League of Cities, Florida Assoc. of Counties, Florida Rising, Florida Education Assoc., Pastors for Florida’s Children, SEIU Florida State Council/SEIU 1991, The Tax Foundation, Florida Student Power, Editorial Boards of the Wall Street Journal, Washington Post, Miami Herald, Orlando Sentinel, Palm Beach Post and Sun-Sentinel, Vote No On 3, 3º Degrees Florida, Floridians for Shared Prosperity, League of Women Voters of Florida, Florida Professional Firefighters, Florida Fraternal Order of Police, Florida Fire Chiefs Assoc., Florida Festivals and Events Assoc., Catalyst Miami, Community Spring, EduVoter Action Network, Equal Ground Education Fund, Families for Strong Public Schools & Voters for Strong Public Schools, Florida AFL-CIO, Florida Voices for Health, NAACP FL State Conference, Progress Florida, UnidosUS, 1,000 Friends of Florida, FL Rural Economic Development Assoc. FL chapter of the American Planning Assoc., Florida Engineering Society, American Council of Engineering Companies of Florida, Florida Assoc. of County Engineers & Road Superintendents, Florida Fire Marshals & Inspectors Assoc, Florida Library Assoc., Florida Assoc of Special Districts, Federation of Manufactured Home Owners of FL, FL Sheriffs Assoc, FL Recreation & Park Assoc., Audubon Florida, Florida Democratic Party.

This is the text you will see on your ballot

CONSTITUTIONAL AMENDMENT
ARTICLE VII, SECTIONS 4, 6, AND 9
ARTICLE XII
INCREASED HOMESTEAD EXEMPTION; LOWER CAP ON INCREASES IN NON-HOMESTEAD PROPERTY ASSESSMENTS.

This amendment increases the homestead exemption, for all non-school taxes, to $150,000 in 2027 and $250,000 in 2028, and adjusts for inflation thereafter. It requires the Legislature to prescribe a uniform procedure for counties and municipalities, for their respective levies, to increase the homestead exemption up to full assessed value, and allows special districts, subject to referendum approval, to do the same.

Persons who are not Florida residents on December 31, 2026, will receive the existing homestead exemption upon qualifying for a homestead exemption, with the increased homestead exemption beginning with the fifth year of exemption, to the extent permitted by the U.S. Constitution.

This amendment reduces the annual cap on assessment increases for non-homestead properties from 10% to 5%.

This amendment requires counties and municipalities to use property taxes solely for public safety, education and schools, infrastructure, natural resources, bond debt service, retirement benefits for employees, and operations and administration. Other expenditures may be approved by county officers or county or municipal governing bodies unless prohibited by general law, notwithstanding Article VII, Section 9(a) of the Florida Constitution, which allows counties and municipalities to levy property taxes for their respective purposes.

This amendment takes effect January 1, 2027.

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