Florida Amendment 3 · Nov 2026
Amendment 3 Passed. Here’s What It Means for Your Home.
Florida voters approved a bigger homestead exemption on November 3. If you own your home in Palm Coast, Flagler County, St. Augustine or St. Johns County, here’s what changes, when you’ll see it, and what (if anything) you need to do. Plain English, no hype.
I break down Amendment 3 in under a minute. — Marilynn
How to Estimate Your Savings
Here’s how to get a rough estimate yourself, using your own numbers.
- Look up your property. Go to your county Property Appraiser’s website and search your address: Flagler County Property Appraiser or St. Johns County Property Appraiser. You can also use your August TRIM notice or your tax bill.
- Find your assessed value and homestead exemption. Use the assessed value, not the “market” or “just” value. Then find your current homestead exemption and your taxable value for the non-school taxes (county, city and special districts).
- See what Amendment 3 changes. Starting with the 2027 tax year, the non-school homestead exemption covers up to $150,000 of assessed value, and up to $250,000 for 2028. Today the homestead exemption is up to about $50,000, per the Florida Department of Revenue. School taxes don’t change.
- Figure the change in your taxable value. Take the smaller of your assessed value or $150,000 (for 2027) or $250,000 (for 2028). Subtract the non-school homestead exemption you get today. That’s roughly how much less of your home’s value gets taxed for non-school taxes.
- Multiply by your millage rate. Your tax bill lists the millage rate for each taxing authority. Add up the non-school rates only. Then: change in taxable value × non-school millage ÷ 1,000 = your rough yearly savings. Find rates on your bill or from the Flagler County Tax Collector or St. Johns County Tax Collector.
- If you escrow, divide by 12. That’s about how much your monthly payment could drop, usually after your lender’s next escrow review.
This is a rough estimate. Your bill shows this year’s rates, and cities, counties and districts set new rates every summer. New Florida residents after December 31, 2026 may get a smaller exemption at first. Your real numbers come from your county Property Appraiser and Tax Collector.
Want me to run it for you? Send me your address and I’ll work through it with you.
Call (904) 429-2829What Changed
- Bigger homestead exemption, non-school taxes only. For county, city and special-district taxes, the exemption rises to $150,000 of assessed value for 2027 and $250,000 for 2028, then adjusts for inflation each year after.
- School taxes stay the same. The school exemption stays at $25,000.
- Lower cap for non-homestead property. Second homes, rentals and commercial property: yearly assessment increases are capped at 5% instead of 10% (non-school taxes).
- A residency date. If you weren’t a Florida resident by December 31, 2026, you get today’s exemption first, and the larger exemption starts in your fifth year of exemption.
- Starts January 1, 2027. The 2026 bill arriving this November doesn’t change.
Do I Need to Do Anything?
- Already have homestead? No new application. Check that the new exemption shows on your August 2027 TRIM notice.
- Bought in 2026 and haven’t filed? File for homestead by March 1, 2027. You must own and live in the home as your permanent residence on January 1, 2027. Miss it and you wait a year.
- Moved within Florida this year? Homestead doesn’t follow you. File a new application for the new home.
- Family thinking of moving to Florida? Becoming a Florida resident by December 31, 2026 matters. Ask your county Property Appraiser what proof counts.
Flagler County Property Appraiser: (386) 313-4150 · St. Johns County Property Appraiser: (904) 827-5500
Buying, Selling, or Own a Rental?
Selling
Lower carrying costs make owning here more attractive, and the year-end residency date gives relocating buyers a reason to act. Thinking about listing in 2027? Now’s a good time to know where you stand.
Buying
Lower taxes can lower your monthly payment, so your budget may stretch a little further. Just be sure to file homestead on time.
Second Home or Rental
No homestead, but your assessed value can now rise only 5% a year instead of 10% (non-school taxes).
Common Questions
Does this lower my school taxes?
No. School taxes and the $25,000 school exemption stay the same, so no homestead bill goes to zero.
When will my mortgage payment go down?
The first lower bill comes in November 2027. If you escrow, your payment usually drops at your next escrow review after that. You can ask your servicer for an escrow analysis once the bill is out.
My assessed value is under $150,000. Now what?
Your non-school taxes could go to $0 for 2027. You’d still pay school taxes.
Will my city or county raise rates to make up the difference?
A new state law (SB 4-F, in effect since June 24, 2026) limits them. A simple majority can only set the rolled-back rate, which brings in about the same tax dollars as the year before. Going up to 10% above that takes a two-thirds vote. Going higher takes a unanimous vote (three-fourths on boards of nine or more) or a voter referendum. Watch your August TRIM notice and the summer budget hearings.
Does the exemption keep growing?
Yes. After 2028 it adjusts with inflation each year.
Email Me My Numbers
Want your estimate in writing, with a quick look at what your home could sell for? Send me your address and I’ll put it together for you.
Email Me My NumbersWhat’s My Home Worth?
Savings are one piece. Your home’s value is the other. Request a home value review and I’ll look at your home alongside recent nearby sales and send you a real number, not a guess from an algorithm.
Marilynn Wolfe, REALTOR® · Marilynn Wolfe LLC · Brokered by LPT Realty, LLC · (904) 429-2829 · Equal Housing Opportunity.
Information is for general education and is not tax or legal advice. Any estimate depends on current published rates, which may change. Verify with your county Property Appraiser and Tax Collector.
Sources
- Florida Division of Elections, Nov 3, 2026 results: Amendment 3 Yes 61.98%, 60% required. floridaelectionwatch.gov
- Florida Dept. of State, 2026 Constitutional Amendment booklet (Amendment 3 text). files.floridados.gov
- Section 196.011, Florida Statutes (application due March 1). flsenate.gov
- Florida Dept. of Revenue, Additional Homestead Exemption Adjustment ($26,411 for 2026). floridarevenue.com
- Flagler County Tax Collector millage rates. flaglertax.gov
- St. Johns County Tax Collector millage sheet. sjctax.us
- FL DOR bulletin PTO BUL 26-02 (SB 4-F). floridarevenue.com; s. 200.065(5), F.S. flsenate.gov
- Flagler County Property Appraiser flaglerpa.com; St. Johns County Property Appraiser sjcpa.gov