Amendment 3 passed on November 3, so what does it actually mean for your homestead exemption and your tax bill in Palm Coast or St. Augustine? Here is the plain-English version, with the dates that matter.
Florida voters approved a larger homestead exemption for the non-school part of property taxes. The Florida Division of Elections results show Amendment 3 cleared the 60% it needed to pass. If you own and live in your home in Flagler County, St. Johns County, Palm Coast, Flagler Beach or St. Augustine, this change is aimed at you.
The bill arriving this month doesn’t change. The new exemption starts with the 2027 tax year, which means most homeowners won’t see it on a bill until November 2027. That leaves time to get your paperwork in order and understand what to expect.
I recorded a short video that walks through Amendment 3 in plain English.
Start with these questions:
- Do you already have homestead? If so, you shouldn’t need to reapply for the bigger exemption.
- Did you buy or move this year? You may need to file a new homestead application by March 1, 2027.
- Is the home a second home or a rental? There’s no homestead, but a lower cap on yearly assessment increases now applies.
These five sections walk through what changed, who needs to act, and how it may affect buying and selling here in Northeast Florida.
1. What Amendment 3 Changes for Homestead Owners
Most homeowners see one line on their bill and never think about the exemption behind it. Amendment 3 makes that line a lot more important.
For county, city and special-district taxes, the homestead exemption rises to cover up to $150,000 of assessed value for the 2027 tax year and up to $250,000 for 2028, then adjusts for inflation each year after. Today the combined homestead exemption is about $50,000, and the Florida Department of Revenue homestead adjustment notice sets the inflation-adjusted part for 2026. School taxes keep the $25,000 school exemption, so no homestead tax bill goes to zero.
Say you own a home in a Palm Coast section like Pine Lakes or Belle Terre and have filed homestead for years. Your non-school taxable value should drop starting in 2027, and again in 2028, without you filing anything new.
The same goes for a homesteaded home in St. Augustine neighborhoods like Davis Shores or World Golf Village.
Find the right number on your notice
Your savings depend on your assessed value, not the market value or “just” value. Look for it on your August TRIM notice or on your county Property Appraiser’s website. The step-by-step guide on my Amendment 3 page for Palm Coast and St. Johns homeowners shows how to rough out the change.
- Use assessed value. It’s often lower than market value because of the Save Our Homes cap.
- Separate school and non-school lines. Only the non-school taxes get the bigger exemption.
- Expect rates to change. Local governments set new tax rates every summer.
Homestead rule: The new exemption lowers your non-school taxable value. Your actual bill still depends on next year’s tax rates.
Your test: Pull up your latest TRIM notice and circle your assessed value and each non-school tax line.
2. Who Needs to File Before March 1, 2027
The biggest mistake I expect to see is a new owner assuming the exemption is automatic. It isn’t, the first time.
Under Section 196.011, Florida Statutes, exemption applications are due by March 1. To qualify for 2027, you must own the home and live in it as your permanent residence on January 1, 2027. Miss the deadline and you generally wait another year.
Say you closed on a home in St. Augustine this fall after moving from another Florida county. Your old homestead doesn’t follow you, so you’d file a new application for the new address.
Check your status this week
The Flagler County Property Appraiser (386-313-4150) and the St. Johns County Property Appraiser (904-827-5500) both take homestead applications and can tell you what proof of residency they accept.
- Search your address. Your parcel record shows whether homestead is on file.
- Gather proof of residency. A Florida driver’s license, vehicle registration and voter registration are common items to have ready.
- File early. Don’t wait for the last week of February.
Your test: Look up your parcel today and confirm the word “homestead” appears on your record.
3. The December 31, 2026 Residency Date
This part matters most to people still planning their move to Florida.
Under the amendment text published by the Florida Division of Elections, someone who wasn’t a Florida resident by December 31, 2026 starts with the current-level exemption. The larger exemption then begins in their fifth year of exemption.
Say your parents are thinking about a home in Plantation Bay or Grand Haven next year. Whether they establish Florida residency before the end of 2026 could change how soon they get the full benefit.
Talk to the Property Appraiser before you plan around it
- Ask what counts as residency. Each county explains the proof it accepts.
- Don’t guess on tax effects. A tax professional can look at your full situation.
- Keep your timeline realistic. A rushed purchase can cost more than it saves.
Your test: If family is relocating, write down the date they could realistically become Florida residents.
4. Second Homes and Rentals in Palm Coast, St. Augustine and St. Johns County
Amendment 3 isn’t only about homestead. It also changes the cap on yearly assessment increases for non-homestead property.
For non-school taxes, the yearly increase in assessed value for second homes, rentals and commercial property is capped at 5% instead of 10%. That doesn’t lower today’s bill, but it can slow how fast the taxable value climbs.
Say you own a rental near Flagler Beach or a condo in St. Augustine Beach. Your assessed value can still rise, just more slowly than before on the non-school side.
Run your numbers before you buy or sell
- Ask for the current bill. On any purchase, the seller’s tax bill may not reflect what you’ll pay as the new owner.
- Plan for reassessment. A sale usually resets assessed value closer to market value.
- Check local rates. Each city and district sets its own non-school rate.
Your test: Compare your last two TRIM notices and note how much your assessed value changed.
How Amendment 3 Compares by Owner Type
| Owner Type | What Changes | When | Action Needed |
|---|---|---|---|
| Homestead owner (already filed) | Bigger non-school exemption | 2027 tax year, larger again in 2028 | None; check your 2027 TRIM notice |
| New owner in 2026 | Bigger exemption once homestead is approved | 2027 tax year | File homestead by March 1, 2027 |
| New Florida resident after 2026 | Current-level exemption first | Larger exemption from fifth year of exemption | Ask the Property Appraiser about timing |
| Second home or rental | 5% cap on yearly assessment increases (non-school) | Starting 2027 | None; watch your TRIM notice |
Frequently Asked Questions About Amendment 3 in Palm Coast and St. Augustine
Does Amendment 3 lower my school taxes?
No. School taxes and the $25,000 school exemption stay the same, so homestead owners still pay school taxes.
When will I see lower property taxes?
The first bill with the new exemption is expected in November 2027 for the 2027 tax year. If your taxes are paid through escrow, your mortgage payment usually adjusts at your lender’s next escrow review after that.
Do I need to reapply for homestead?
If you already have homestead on your current home, you shouldn’t need to reapply. If you bought or moved in 2026, file a new application by March 1, 2027.
Will my city or county raise tax rates?
Rates are set every summer at public budget hearings, so watch your August TRIM notice and those hearings. Your Property Appraiser and Tax Collector have the official figures.
What Amendment 3 Means If You’re Buying or Selling
Lower carrying costs can make owning a home in Palm Coast, Flagler County and St. Johns County more appealing, and the year-end residency date gives some relocating buyers a reason to plan ahead. Buyers should budget with the taxes they’ll actually pay as the new owner, not the seller’s current bill.
Get guidance before making commitments
- Bring your TRIM notice. It shows your assessed value and every tax line.
- Bring your timeline. Knowing when you want to move shapes the advice.
Marilynn Wolfe is a real estate professional with LPT Realty, LLC serving Palm Coast, St. Augustine, Flagler County, and nearby Northeast Florida communities. For a personalized look at your home’s value (a real comparative market analysis, not an instant number), start at your home value request, read the full Amendment 3 guide, call 904-429-2829, or email marilynnwolfe.realtor@gmail.com.
This article is general information, not tax or legal advice; confirm your own figures with your county Property Appraiser and Tax Collector. See what clients say on the Testimonials page, or visit Marilynn Wolfe LLC | LPT Realty, LLC.