Amendment 3 on the November ballot: what Central Florida homeowners and buyers should know
Florida voters will decide on November 3 whether to raise the homestead exemption to as much as $250,000. Here is what would change, and what wouldn't.
On November 3, 2026, Florida voters will decide on a constitutional amendment that could change property tax bills for millions of homeowners. Here is a plain-English summary based on information published by county property appraisers.
What the amendment would do
- A bigger homestead exemption. The exemption on non-school property taxes would rise to up to $150,000 starting January 1, 2027, and up to $250,000 starting January 1, 2028. Annual inflation adjustments would begin in 2029.
- School taxes stay mostly the same. The larger exemption applies to non-school taxes. As under current law, the first $25,000 of a homestead's assessed value remains exempt from school taxes, so most owners will still get a school tax bill.
- A tighter cap for non-homestead property. For rentals, second homes and commercial property, the yearly limit on assessment increases would drop from 10% to 5% for non-school taxes.
- Portability doesn't change. If you move from one Florida homestead to another, you can still carry your Save Our Homes benefit as you can today.
The detail relocating buyers should know
New Florida residents who arrive on or after January 1, 2027 would start with a $50,000 exemption. They would qualify for the larger amount after holding a homestead exemption for four years. If you are planning a move to Central Florida, timing could affect your tax bill for years. It is worth talking through with your tax adviser before you set a closing date.
What it doesn't guarantee
The amendment does not set a funding level for local services. Your actual tax bill would still depend on the millage rates that cities, counties and school boards set each year, and on laws the Legislature passes to carry out the amendment.
How it passes
Constitutional amendments in Florida need at least 60% of the vote. If it passes, it takes effect January 1, 2027.
What I'm telling my clients
Whichever way the vote goes, make sure you have filed for the homestead exemption you already qualify for. Orange County's deadline is March 1 each year. If you are buying, ask me to estimate taxes from the current assessed value and a homesteaded value, not from the seller's bill, which can be much lower than yours will be.
This article is general information, not tax or legal advice. Please confirm details with your county property appraiser or a tax professional.