CLIENT GUIDE • NOVEMBER 2026 BALLOT
Florida Amendment 3:
What It Means for Your Property Taxes
A plain-English look at what changes, what stays the same, and who it affects-for homeowners, buyers, and investors in Flagler County and across Florida.
BALLOT TIMING
Nov. 3, 2026
General Election Florida voter ballot
PASSAGE THRESHOLD
60% "Yes"
Needed to pass as a Florida constitutional amendment
EFFECTIVE DATE
Jan. 1, 2027
Effective if approved; first shows on Nov. 2027 tax bills
The headline change: a much bigger homestead exemption
Non-school property taxes (county, city, and special taxing districts). School taxes maintain today's baseline $25,000 exemption.
Side by side: Current Law vs. Amendment 3
Compare provisions side-by-side to see how they impact your primary residence, second home, or rental investments.
| Topic | Current Florida Law | If Amendment 3 Passes |
|---|---|---|
| Homestead exemption(non-school taxes) | Up to $51,411 in 2026, with part of it adjusted yearly for inflation. | NEW$150,000 in 2027, $250,000 in 2028, inflation-adjusted from 2029. Florida Legislature must create a process letting counties and cities raise it up to full assessed value. |
| School taxes | First $25,000 of a homestead's assessed value is exempt. | SAMEStill $25,000. Homeowners keep paying school taxes to protect local public education funding. |
| New Florida residents(moving to Florida) | Everyone who qualifies gets the same homestead exemption immediately. | NEWIf you are not a Florida resident on Dec. 31, 2026, you start with the existing exemption (~$50,000); the larger exemption begins in your 5th year of homestead. |
| Non-homestead property(Rentals, 2nd homes, commercial, land) | Annual assessed-value increases capped at 10% (non-school taxes). | NEWCap drops from 10% down to 5% per year. School taxes stay uncapped, based on market value. Caps value growth, not tax rates. |
| Save Our Homes & portability | Homestead assessments rise no more than 3% or CPI, whichever is lower; benefit is portable. | SAMENo change to the existing 3%/CPI cap or portability rules. Your accumulated Save Our Homes savings remain intact. |
| How local property taxes can be spent | Counties and cities levy for their own general constitutional purposes. | NEWCounty and city property taxes limited to essential services: public safety, education, infrastructure, natural resources, bond debt, employee retirement, and operations; other uses restricted unless approved by state law. |
Who Wins & What to Watch: Tailored for Your Property Situation
Existing FL Homeowners
If you hold an active homestead on or before Dec. 31, 2026, you immediately qualify for the jump to $150,000 exemption in 2027 and $250,000 in 2028. This can save hundreds to thousands annually depending on your local millage rate!
Immediate full savings benefit
New Florida Residents
Moving to Flagler Beach or Florida after 2026? You will still receive the baseline ~$50,000 exemption for your first 4 years, unlocking the full $250k+ exemption in Year 5. Timing your move before Dec 31, 2026 gives you grandfathered status!
5-year vesting requirement
Investors & 2nd Home Owners
Non-homestead properties see their assessment increase cap tightened from 10% down to 5% annually for county/city taxes. This shields long-term rental owners from rapid taxable value spikes during booming market cycles.
5% annual assessed value ceiling
FREE WORKSHEET & LEAD RESOURCE
Estimate Your Savings & Download the Free Amendment 3 PDF
See how much your household or rental property stands to save under the proposed $150,000 and $250,000 exemption thresholds.
Get Your Free PDF Guide
Instant digital download + tax worksheet
Interactive Florida Property Tax Calculator
Test your home's estimated assessed value under Amendment 3
Tax drops from $5,780 down to $4,350 on non-school millage.
Tax drops to $2,900. Savings compound every year after with CPI inflation adjustments!
Download the Complete 2026 Florida Amendment 3 Handout & Tax Worksheet
Curated by Heather Sells Sunshine (Realty Hub), this comprehensive guide covers everything Florida and Flagler County residents need to know:
Frequently Asked Questions About Amendment 3
Everything you need to know before stepping into the voting booth in November 2026.
When will Amendment 3 appear on the ballot?
Amendment 3 will appear on the Florida General Election ballot on November 3, 2026. Because it is a proposed constitutional amendment, it requires a 60% “Yes” supermajority of Florida voters to pass into law.
How does the new homestead exemption roll out?
If approved, the new exemption takes effect January 1, 2027 at $150,000 for non-school property taxes (city, county, and special districts). On January 1, 2028, it increases to $250,000. Starting in 2029 and beyond, the exemption will be indexed annually for inflation.
What is the 5-year rule for new Florida residents?
If you are already a Florida resident on or before Dec. 31, 2026, you immediately qualify for the full exemption. If you establish Florida residency after Dec. 31, 2026, you start with the existing baseline exemption (~$50,000) and unlock the larger $250,000+ exemption in your 5th year of homestead status.
How are rental and commercial properties affected?
Under Amendment 3, non-homestead properties (rentals, second homes, and commercial properties) see their annual assessed value increase cap tightened from 10% down to 5% per year. School taxes remain uncapped based on market value, but this significantly shields rental and commercial owners from rapid spikes in taxable value.
Does Amendment 3 cut public school funding?
No. Amendment 3 explicitly protects local public education funding. School millage rates continue to apply to any property value above the baseline $25,000 exemption. The expanded $150k and $250k exemptions apply exclusively to city, county, and non-school taxing authorities.
What happens to Save Our Homes (SOH) and portability?
Save Our Homes (SOH) remains completely unchanged. Annual assessment increases for homesteaded properties remain capped at 3% or CPI (whichever is lower), and all accumulated SOH portability benefits transfer seamlessly when moving to a new primary residence.
“Florida's property tax laws can be complex, especially with amendments like Amendment 3 on the upcoming ballot. Whether you're planning to buy along our Flagler Beach coast, relocate from out-of-state, or optimize your investment portfolio, I'm here to ensure you make confident, informed moves.”
Heather Sells Sunshine
Brokered by Realty Hub • Flagler Beach, FL
Providing clear, factual, and empowering property insights for Flagler County, Volusia County and all Florida homeowners.
Direct Contact & Resource
Direct Call / Text: (386) 663-8028
Official Website: HeatherSellsSunshine.com
Location: Flagler County, Volusia County and Surrounding Areas
Brokerage: Realty Hub
Disclaimer & Ballot Note
Information provided is based on Florida Amendment 3 ballot text for the November 2026 General Election. Property tax estimates are for informational planning purposes and not formal legal or tax counsel. Consult with the Flagler County Property Appraiser or your tax professional for official determinations.
© 2026 Heather Sells Sunshine. All rights reserved.