Amendment 3 Approved November 3 Raises Florida Homestead Exemption Starting January 1, 2027

Florida voters approved Amendment 3 in the Tuesday, November 3, 2026, general election, according to unofficial returns posted by the Florida Department of State. The constitutional amendment raises the homestead exemption for non-school property taxes, lowers the annual assessment cap on non-homestead property and limits how counties and municipalities use property tax revenue. It takes effect January 1, 2027.

Unofficial returns show 4,922,400 votes, or 61.98%, in favor and 3,019,415 votes, or 38.02%, against. Amendments to the Florida Constitution require 60% approval to pass. The Elections Canvassing Commission is scheduled to meet on Tuesday, November 17, 2026, to certify the official statewide returns.

Homestead Exemption Rises to $150,000 in 2027 and $250,000 in 2028

Under the current Article VII, Section 6 of the Florida Constitution, a homestead receives a $25,000 exemption from all property taxes. For non-school levies, it also receives a second exemption, adjusted for inflation, on assessed value greater than $50,000 and up to $75,000.

Amendment 3 keeps the $25,000 exemption for school district levies. For all other levies, the exemption covers assessed value up to $150,000 beginning January 1, 2027, and up to $250,000 beginning January 1, 2028. The $250,000 amount is adjusted annually for inflation beginning January 1, 2029, using the Consumer Price Index.

The Legislature must also set a uniform procedure for counties and municipalities to raise the exemption for their own levies, up to a homestead's full assessed value. Special districts may do the same for their levies if voters in the district approve it by referendum.

Five-Year Phase-In for New Florida Residents

A separate rule applies to people who had not maintained a permanent residence in Florida as of December 31, 2026. When they later qualify for a homestead exemption, they receive $25,000 for school levies and up to $50,000 for all other levies. The $50,000 amount is adjusted for inflation beginning January 1, 2028.

Beginning with the fifth year of exemption, these homeowners receive the larger non-school exemption. The ballot summary states that this treatment applies to the extent permitted by the U.S. Constitution. Beginning on or after January 1, 2030, a county or municipality may reduce the five-year requirement by a two-thirds vote of its governing body to address a local need.

Lower Assessment Cap for Landlords and Commercial Property Owners

Article VII, Section 4 currently limits annual assessment increases on non-homestead property to 10% of the prior year's assessment for non-school levies. Beginning January 1, 2027, Amendment 3 lowers that cap to 5%.

The lower cap applies to non-homestead residential property with nine or fewer units and to other non-homestead real property, such as commercial property. School district levies are not covered by the cap. The amended text keeps the existing rules that allow such property to be reassessed at just value after a change of ownership or control or a qualifying improvement, as defined by general law.

New Limits for Local Governments and Next Steps

Amendment 3 adds a limit to Article VII, Section 9 on how counties and municipalities use property tax revenue. Those taxes may be used only for public safety, education and public schools, infrastructure such as roads, bridges and stormwater control, natural resource projects including flood control, bonds and debt service, and retirement benefits for local government employees.

The revenue may also fund the operations and administration of county officers, county commissions and municipalities, along with expenditures they approve unless general law prohibits them.

The Legislature passed CS/HJR 1-F during its 2026 special session on June 2, 2026, and the joint resolution was filed with the Secretary of State on June 16, 2026. On August 13, 2026, the Attorney General submitted a revised ballot statement under section 101.161, Florida Statutes, after a court identified deficiencies in the original language.

Beyond the local procedure for raising the exemption, the amended text also requires general laws to administer the new-resident rule and to set referendum requirements for special districts.

The Florida Department of Revenue stated in a November 5, 2026, bulletin that the amendment first applies to the 2027 tax roll. The department stated it will share information on rulemaking and form updates as it becomes available.