Florida Amendment 3: A Plain-Language Guide to the November 2026 Property Tax Question

On November 3, 2026, Florida voters will decide on Amendment 3 (CS/HJR 1-F, “Save Our Homes from Excessive Property Taxes”). Like all constitutional amendments in Florida, it needs 60% approval to pass. Nothing has changed yet — this is a proposal, and this article simply explains what it would and would not do.

Two things are worth clearing up right away. First, Amendment 3 does NOT abolish property taxes. It would expand certain homestead exemptions, not eliminate your tax bill. Second, a $250,000 exemption does not mean $250,000 in savings. An exemption reduces the taxable value of your home, not the tax you owe.

What would change?

Amendment 3 would gradually raise the Homestead Exemption (the portion of a primary home’s value shielded from most property taxes). According to the Florida Senate Appropriations Committee bill summary, the expanded exemption would be $150,000 in 2027, $250,000 in 2028, and inflation-adjusted beginning in 2029. It would also tighten the annual assessment-growth cap on homestead property from 10% down to 5%. Importantly, school district taxes are excluded from these changes.

Who receives the expanded exemption?

Homeowners who hold a Florida homestead as of December 31, 2026 would qualify for the expanded exemption amounts as they phase in.

What about new Florida residents?

Residents who establish a homestead on or after January 1, 2027 would start with a $50,000 exemption and reach full eligibility in their fifth year. Beginning in 2030, a county or municipality may shorten that five-year waiting period by a two-thirds vote of its governing body to address a critical local need, per the official summary.

What about non-homestead property?

The largest exemption increases apply to homestead (primary residence) property. Investment properties, second homes, and commercial buildings do not receive the new homestead amounts, though the 5% assessment-growth cap and the December 31, 2026 homestead cutoff shape who benefits and when.

What about local services?

Property taxes help fund local services like fire, police, roads, and parks. Supporters say larger exemptions ease the cost of homeownership. Opponents raise a fair concern: reducing taxable value could lower revenue for cities and counties, potentially pressuring local budgets. Because school taxes are excluded, school funding is not directly affected by these exemption changes.

Why should every Florida voter pay attention?

Whether you own, rent, invest, run a business, or plan to buy someday, property taxes ripple through housing costs and local budgets. Understanding the proposal helps you make an informed choice.

An illustrative example (illustrative only): Suppose a home has an assessed value of $400,000. With a $150,000 exemption applied, roughly $250,000 of value would remain subject to the affected taxes. This shows how the exemption reduces taxable value — it does not represent any specific tax rate or final bill.

This article is general information, not legal or tax advice. Confirm details with your county property appraiser.

Vote November 3, 2026.

Source: Florida Senate, Appropriations Committee — Bill Summary, CS/HJR 1-F (2026F Special Session): https://www.flsenate.gov/Committees/BillSummaries/2026F/html/1

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