On November 3, 2026, Florida voters approved Amendment 3, a constitutional change that raises the homestead property tax exemption for most permanent residents. It cleared the 60% threshold comfortably (about 62% in unofficial results) and takes effect January 1, 2027.
If you own a Florida home, are thinking about buying one, or are planning to sell and buy your next place in-state, this is worth understanding now, because the calendar matters more than people realize. Here is a plain-English breakdown, and why the end of this year is a real decision point for some buyers and sellers.
This is general information, not tax or legal advice. The amendment's implementing details are still being finalized, and how any rule applies depends on your situation. Your county property appraiser and a CPA are the right sources for your own numbers.
What Amendment 3 actually changes
Florida's homestead exemption lowers the taxable value of your primary residence. Amendment 3 makes it bigger, and it does so in steps:
- The homestead exemption for non-school property taxes rises to $150,000 in 2027 and $250,000 in 2028, then adjusts for inflation after that.
- The $25,000 exemption that applies to school taxes stays the same. Amendment 3 does not touch the school portion of your bill.
- Separately, it lowers the annual assessment increase cap on non-homestead property (second homes, rentals, land) from 10% to 5%.
In short: for a permanent resident's primary home, more of the value comes off the taxable base, and the full effect phases in through 2028.
When you would actually see it
Nothing changes on your 2026 tax bill. The first time the larger exemption shows up is the 2027 cycle — the TRIM (proposed tax) notice that lands in August 2027 and the tax bill that follows in November 2027. So this is a forward-looking change, not a refund on what you already owe.
The part that makes the calendar matter: the newcomer rule
Here is the detail that creates real year-end urgency, especially for anyone moving to Florida.
As the amendment is written, homeowners who are permanent Florida residents as of December 31, 2026 are in line for the larger exemption amounts as they phase in. People who establish Florida residency after that date receive the existing homestead exemption first and, as written, become eligible for the increased amount beginning with their fifth year of receiving a homestead exemption.
That is a meaningful gap. Two households buying similar homes could be treated very differently based on when they put down Florida roots.
Layered on top is Florida's standard homestead rule, which has not changed: to claim the exemption for a given tax year, you generally need to own and occupy the home as your permanent residence as of January 1 of that year, and file by the spring deadline. Practically, that means owning and moving into your Florida home by the end of a calendar year to claim homestead for the next one.
Put the two together and, for some buyers, closing and establishing Florida residency before December 31, 2026 is the difference between stepping into the larger exemption as it rolls out and waiting years for it. Anyone in this situation should confirm the specifics with their county property appraiser before making a move — the exact treatment of new versus existing residents, and how portability of an existing Florida exemption fits in, is precisely the kind of detail the appraiser's office is there to answer.
What it means for buyers
If you are relocating to Florida, the timing of your purchase and residency now carries a tax consequence it did not before. It does not mean rushing into the wrong house. It means that if you were already planning a late-2026 or early-2027 move, pulling the timeline forward and getting settled before year-end could matter for the exemption you ultimately receive. A clear, quick path from offer to closing is worth more at this time of year than it is in the spring.
What it means for sellers
This is a quiet tailwind. Buyers now have a concrete reason to act before December 31 rather than drift into next year, and motivated buyers who want to close on a timeline are exactly what helps a year-end sale come together. If your home is priced right and the paperwork is clean, you are positioned to meet that demand instead of missing it. And if you are selling one Florida home to buy another, the same residency clock is working in your favor — you are already a permanent resident, so the move is about the Jan 1 homestead timing on your next place.
Where Flat Fee Select fits
A year-end closing rewards two things: speed and keeping more of your proceeds. Flat Fee Select is built for both. It is broker-led where it counts — Gary Garramone, a licensed Florida broker with United Realty Group, handles your pricing, offer review, negotiation and the push to closing, with the paperwork and e-signing handled remotely so nothing waits on a calendar. And the fee is flat: $3,595 total, $595 at launch and $3,000 at closing, instead of a percentage that climbs with your price. Commissions are not set by law and are negotiable in every model.
If a buyer's year-end deadline helps your home sell, a flat listing fee means that urgency works for you without a larger percentage coming out of your equity at the closing table.
The bottom line
Amendment 3 raised Florida's homestead exemption for permanent residents, phasing to $150,000 in 2027 and $250,000 in 2028 on the non-school portion of the bill. You will first see it in the 2027 cycle. The wrinkle worth acting on is timing: being a permanent Florida resident, and owning and occupying your home, around the end of 2026 can affect how soon the larger exemption reaches you. Confirm your own situation with your county property appraiser and a CPA — and if selling or buying is part of that plan, make sure the transaction itself can move on the timeline the calendar is asking for.
Thinking about selling before year-end? - Request a free home value range: a realistic, comps-based range within one business day. No obligation. - Try the savings calculator: the listing-side cost at your price point.
Or call or text (877) 352-8089 to talk with a licensed Florida broker.
Frequently asked questions
What did Florida's Amendment 3 do?
It raised the homestead property tax exemption for permanent residents on the non-school portion of their tax bill, to $150,000 in 2027 and $250,000 in 2028, with inflation adjustments after that. The $25,000 school-tax exemption is unchanged. It also lowered the annual assessment cap on non-homestead property from 10% to 5%. It took effect January 1, 2027.
When will I see the larger exemption on my tax bill?
Not on your 2026 bill. The change first appears in the 2027 cycle — the TRIM notice in August 2027 and the tax bill in November 2027.
Does it matter when I move to Florida or buy my home?
It can. As the amendment is written, permanent Florida residents as of December 31, 2026 are in line for the larger exemption as it phases in, while those who establish residency afterward start with the existing exemption and become eligible for the larger amount in their fifth year of homestead. Florida's standard rule also requires owning and occupying the home as your permanent residence as of January 1 to claim homestead for that year. Confirm the specifics with your county property appraiser.
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Get My Free Value Range →This article is general information, not tax or legal advice, and the amendment's implementing details are still being finalized. Flat Fee Select provides listing-side services through a licensed Florida real estate broker (United Realty Group). Commissions are not fixed by law and are negotiable in all models. Buyer-agent compensation is separate, optional, and negotiable. For how any of this applies to you, your county property appraiser and a CPA are the right resources.