Florida Amendment 3 Passed: What Buyers & Sellers Need to Know

Florida Amendment 3 Passed. Now What? A Guide for South Florida Buyers and Sellers

Updated November 5, 2026

Florida voters have approved Amendment 3, bringing significant changes to the state’s property tax system. If you’re planning to move to South Florida—or sell your home and leave the state—the next question is practical: What changes, when does it happen, and should it affect your plans?

The short answer: qualifying homeowners are scheduled to receive larger homestead exemptions beginning in 2027, with another increase in 2028. But newcomers may face a waiting period, and a seller’s lower tax bill does not automatically become a buyer’s lower tax bill.

For buyers and sellers in Miami-Dade, Broward, and Palm Beach counties, understanding those differences matters more than reacting to the headline.

Here’s what to know before changing your moving timeline.

What Does Florida Amendment 3 Change?

Amendment 3 expands the amount of a qualifying homestead property’s assessed value that is exempt from non-school property taxes.

According to the Pinellas County Property Appraiser’s explanation of Amendment 3, the expanded non-school homestead exemption is scheduled to reach:

Up to $150,000 beginning January 1, 2027.

Up to $250,000 beginning January 1, 2028.

Annual inflation adjustments to the larger exemption beginning in 2029.

The school-tax exemption remains $25,000.

These figures are exemptions from taxable assessed value—not dollar-for-dollar reductions in your tax bill. A $250,000 exemption does not mean $250,000 in savings, and it does not mean every homeowner will stop paying property taxes.

The amendment also reduces the annual assessment-growth limitation for qualifying non-homestead property from 10% to 5% for non-school taxes. That can affect second homes, rental properties, and commercial property, but it limits assessment growth—not the total tax bill.

When Does Amendment 3 Take Effect?

The scheduled effective date is January 1, 2027, but the change will not immediately appear in every homeowner’s monthly mortgage payment.

Here is the expected rollout:

Through December 31, 2026

Florida permanent residency by this date is an important eligibility distinction for the expanded exemption.

January 1, 2027

The amendment takes effect, with the expanded non-school exemption reaching up to $150,000 for qualifying homeowners.

March 1, 2027

The usual homestead application deadline for qualifying owners seeking the exemption for the 2027 tax year.

August 2027

Changes should first appear on 2027 TRIM notices, which show proposed property taxes.

November 2027

The first annual tax bills reflecting the changes are scheduled to arrive.

January 1, 2028

The expanded non-school exemption increases to up to $250,000 for eligible homeowners.

The property appraiser’s published timeline identifies August 2027 TRIM notices and November 2027 bills as the first places homeowners should see the changes.

If your taxes are paid through mortgage escrow, your monthly payment may change later, depending on your lender’s escrow review. Do not assume your January 2027 mortgage payment will immediately drop.

Implementation procedures and future local tax rates also remain important. Treat early savings estimates as planning tools, not guarantees.

Moving to Florida? Your Residency Date Matters

One of the most important parts of Amendment 3 is the distinction between existing Florida residents and people establishing Florida residency beginning in 2027.

People who are permanent Florida residents by December 31, 2026, may qualify for the expanded exemption when they own and qualify for a Florida homestead.

People establishing Florida residency on or after January 1, 2027, generally begin with a $50,000 non-school exemption, with inflation adjustments beginning in 2028. The larger exemption becomes available beginning in their fifth year of qualifying homestead exemption, after four years under the newcomer provision.

That is not necessarily the same as five years after moving or signing a purchase contract.

Do You Have to Buy Before the End of 2026?

Not necessarily.

The property appraiser’s guidance specifically explains that someone who establishes Florida residency by December 31, 2026, but has not purchased a home may qualify for the larger exemption when they later purchase and establish homestead.

That makes the distinction between residency timing and purchase timing especially important.

However, owning a Florida property or planning to move is not, by itself, a guarantee that you have established permanent residency. Confirm documentation and eligibility with the property appraiser in the county where you intend to live.

Do not rush into the wrong home just to meet a misunderstood deadline.

What Amendment 3 Means for South Florida Homebuyers

The amendment may improve future ownership costs for qualifying buyers, but it does not replace careful budgeting.

Do Not Use the Seller’s Tax Bill as Your Budget

A longtime homeowner may have a low assessed value because of Florida’s Save Our Homes protections. After a sale, the property is generally reassessed at just value as of January 1 of the following year.

The buyer must qualify for their own exemptions.

That means two owners of the same home can face very different tax bills—even with Amendment 3 in place.

Before making an offer, request a purchase-specific estimate that considers:

The property’s expected assessment after the sale.

Your residency and homestead eligibility.

The applicable school and non-school tax rates.

Any eligible portability benefit.

Non-ad valorem assessments and other charges.

Budget for the Whole Cost of Ownership

A larger homestead exemption does not directly reduce homeowners insurance, flood insurance, condominium fees, HOA dues, or special assessments.

For buyers relocating to South Florida, the better question is not simply, “How much will my property taxes drop?”

It is: “What will this home realistically cost me each month?”

A tax benefit can help, but it should be evaluated alongside the home’s condition, insurance costs, financing, and community expenses.

What Amendment 3 Means for Sellers Wanting to Leave Florida

If you are planning to sell your South Florida home and relocate elsewhere, Amendment 3 creates another factor to consider—not an automatic reason to postpone your move.

Waiting May Reduce Carrying Costs, but It Does Not Guarantee a Better Sale

An eligible homeowner who stays may benefit from lower non-school taxable value. However, any potential savings must be weighed against the costs of holding the property:

Mortgage interest.

Insurance.

HOA or condominium fees.

Maintenance and repairs.

The expense of delaying your next move.

There is no basis to promise that Amendment 3 will increase your home’s sale price or create an immediate surge in demand.

Some owners may find staying more affordable. Some prospective buyers may respond positively to future tax relief. How those decisions affect your neighborhood’s inventory and pricing remains uncertain.

Your Tax Benefits Are Not a Transferable Feature of the House

A listing can explain that a property currently receives homestead benefits, but sellers should not imply that every buyer will inherit the same bill.

A buyer moving from another state in 2027 may have a different exemption than a qualifying existing Florida resident. The buyer may also face a higher assessed value after the sale.

Accurate tax information helps buyers make informed offers and reduces the risk of affordability surprises.

Review Your Closing Estimates

Property taxes are typically prorated at closing under the purchase contract. During the transition, buyers and sellers should ask their closing professional which tax estimate is being used and whether the contract provides for later adjustment.

If you are leaving Florida, the expanded exemption is not a benefit you can carry to a home in another state. If you are moving elsewhere within Florida instead, ask about Save Our Homes portability; the amendment does not eliminate those provisions.

Will South Florida Become More Affordable?

For some qualifying homeowners, Amendment 3 may reduce a meaningful part of annual ownership costs. But the outcome will vary by property and location.

A larger exemption lowers taxable value. The final bill also depends on local tax rates, school taxes, and assessments that the exemption does not cover.

Local governments may also reconsider budgets, services, or fees as property tax revenue changes. Those decisions are not yet a reason to assume a specific increase or decrease in your total housing costs.

For buyers comparing Miami-Dade, Broward, and Palm Beach counties, property-specific estimates will be more useful than a statewide average savings claim.

Frequently Asked Questions About Florida Amendment 3

Does Amendment 3 eliminate Florida property taxes?

No. It expands qualifying homestead exemptions for non-school property taxes. School taxes and other applicable charges can remain.

Can a new Florida resident immediately receive the $250,000 exemption?

Generally, someone establishing Florida residency on or after January 1, 2027, must first complete four years of qualifying homestead exemption before accessing the larger exemption in year five.

Will my property taxes change in 2026?

The amendment’s scheduled effective date is January 1, 2027. It does not reduce the 2026 tax bill.

Should I buy or sell before January 1, 2027?

There is no universal answer. Residency eligibility, homestead qualification, carrying costs, and your broader moving plans should guide the decision—not the deadline alone.

Does the larger homestead exemption apply to vacation homes?

No. The expanded homestead exemption is for qualifying permanent residences. Non-homestead properties are addressed separately through the lower assessment-growth limitation.

The Bottom Line: Make Your Move With the Right Numbers

Amendment 3 changes the property tax conversation, but it does not make the decision to buy, sell, or relocate automatic.

For buyers: verify your residency category, estimate taxes under your own ownership, and budget beyond the mortgage payment.

For sellers: compare potential tax savings with the cost of waiting, and avoid presenting your current tax bill as a promise to the next owner.

At Move South Florida, explore relocation resources, compare communities, and connect with guidance for planning your move across Miami-Dade, Broward, and Palm Beach counties.

Whether you are arriving, moving within the region, or preparing for your next chapter elsewhere, start with the numbers that apply to you.

Disclaimer: This article reflects information available as of November 5, 2026. Election results have been reported by NBC 6 South Florida and CBS Miami. Implementation details may evolve. Confirm eligibility, filing requirements, and property-specific estimates with your county property appraiser. This article is general information, not legal, tax, or financial advice.