Florida property tax amendment on the November 2026 ballot — what it means for buyers
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"No, the property tax amendment on Florida's November 3, 2026 ballot would not eliminate property taxes. According to the official ballot summary posted by the Florida Division of Elections (checked Sept. 24, 2026), it would raise the homestead exemption for non-school taxes to $150,000 in 2027 and $250,000 in 2028, lower the yearly assessment cap on non-homestead property from 10% to 5%, and limit how counties and cities may spend property taxes. It needs at least 60% of the vote to pass.
What is the Florida property tax amendment on the 2026 ballot?
The Legislature placed the measure on the ballot as House Joint Resolution 1F. The Palm Beach County Property Appraiser's website calls it Amendment 3 and offers an Amendment 3 Homestead Calculator (checked Sept. 24, 2026).
The Florida Division of Elections database (checked Sept. 24, 2026) lists the ballot title as ""Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments."" The page links to an Attorney General letter showing the title and summary were rewritten. The rewritten version is quoted below.
This article explains the amendment. It does not tell you how to vote.
What does the official ballot summary say?
Here is the ballot summary, word for word, as posted by the Florida Division of Elections (checked Sept. 24, 2026):
""This amendment increases the homestead exemption, for all non-school taxes, to $150,000 in 2027 and $250,000 in 2028, and adjusts for inflation thereafter. It requires the Legislature to prescribe a uniform procedure for counties and municipalities, for their respective levies, to increase the homestead exemption up to full assessed value, and allows special districts, subject to referendum approval, to do the same.
Persons who are not Florida residents on December 31, 2026, will receive the existing homestead exemption upon qualifying for a homestead exemption, with the increased homestead exemption beginning with the fifth year of exemption, to the extent permitted by the U.S. Constitution.
This amendment reduces the annual cap on assessment increases for non-homestead properties from 10% to 5%.
This amendment requires counties and municipalities to use property taxes solely for public safety, education and schools, infrastructure, natural resources, bond debt service, retirement benefits for employees, and operations and administration. Other expenditures may be approved by county officers or county or municipal governing bodies unless prohibited by general law, notwithstanding Article VII, Section 9(a) of the Florida Constitution, which allows counties and municipalities to levy property taxes for their respective purposes.
This amendment takes effect January 1, 2027.""
Does Amendment 3 eliminate property taxes in Florida?
The Pinellas County Property Appraiser's Amendment 3 FAQ (checked Sept. 24, 2026) answers this directly: property taxes would still be levied by local governments, school districts and other taxing authorities.
Here is what stays in place, based on that same FAQ:
School taxes. Only the first $25,000 of a homestead's assessed value would stay exempt from school taxes, the same as today.
Millage rates. Local taxing authorities would still set tax rates every year. Rates could go up or down.
Non-ad valorem assessments. The FAQ says a homestead exemption does not reduce these charges.
The summary does ask the Legislature to create a way for counties and cities to raise the exemption ""up to full assessed value."" That would depend on future laws and local choices.
How would the homestead exemption change?
Under current law, the most a homestead can get is $51,411 for the 2026 tax year. That is $25,000 for all taxes plus an extra $26,411 for non-school taxes, according to the Florida Department of Revenue's 2026 adjustment table (revised January 2026, checked Sept. 24, 2026).
The table below compares that with the amounts in the ballot summary and in the enrolled text of HJR 1F (checked Sept. 24, 2026).
Situation | School taxes | Non-school taxes |
|---|---|---|
Today (2026 tax year, current law) | First $25,000 exempt | Up to $51,411 exempt |
2027, if it passes (Florida resident by Dec. 31, 2026) | First $25,000 exempt | Up to $150,000 exempt |
2028, if it passes (Florida resident by Dec. 31, 2026) | First $25,000 exempt | Up to $250,000 exempt |
Not a Florida resident on Dec. 31, 2026 (first four years of exemption) | First $25,000 exempt | Up to $50,000 exempt |
Not a Florida resident on Dec. 31, 2026 (fifth year of exemption on) | First $25,000 exempt | The increased amount |
Table sources: Florida Division of Elections, HJR 1F enrolled text and Florida Department of Revenue, all checked Sept. 24, 2026.
What is the fifth-year rule for new Florida residents?
If you are moving to Florida, this part matters most. The ballot summary (Florida Division of Elections, checked Sept. 24, 2026) says people who are not Florida residents on December 31, 2026, get the existing exemption at first. The increased exemption starts ""with the fifth year of exemption.""
The enrolled HJR 1F text (checked Sept. 24, 2026) sets that starting amount at $50,000 for non-school taxes, plus the $25,000 school exemption. The Pinellas County Property Appraiser's FAQ (checked Sept. 24, 2026) adds that the Legislature may set more rules on how this works if the amendment passes.
So the key date is not when you buy. It is whether you are a permanent Florida resident on December 31, 2026. The same FAQ says people who are Florida residents by that date would be eligible for the higher amounts when they later buy a home and apply for homestead.
Residency is a legal question, so ask the county property appraiser or a tax professional what proof counts.
What changes for non-homestead property?
A non-homestead property is any property that does not get a homestead exemption, such as a second home or a business building. Today, the assessed value on these properties can rise by up to 10% a year for non-school taxes. The ballot summary (checked Sept. 24, 2026) would lower that cap to 5%.
The Pinellas County Property Appraiser's FAQ (checked Sept. 24, 2026) notes that the cap limits assessed value, not tax rates, and school taxes would still use full market value.
When would it take effect?
The ballot summary says January 1, 2027. The Pinellas County Property Appraiser's FAQ (checked Sept. 24, 2026) says the first effects would show up on August 2027 proposed tax notices and on tax bills mailed in November 2027.
The Florida Division of Elections (checked Sept. 24, 2026) says a proposed amendment needs at least 60% voter approval. If it gets less than that, current law stays in place.
What stays the same either way?
According to the Pinellas County Property Appraiser's FAQ (checked Sept. 24, 2026), the amendment does not end Save Our Homes. It does not change portability. It does not change existing exemptions for seniors, veterans, widows and widowers, or people with disabilities. Either way, you still apply for homestead through your county property appraiser, as the Palm Beach County Property Appraiser explains (checked Sept. 24, 2026).
What this means for new-construction buyers in Southeast Florida
If you are buying a new home in Palm Beach, Martin, Broward or Miami-Dade County, here is what to watch:
Your residency date matters. Under the summary, being a Florida resident on December 31, 2026, decides which exemption path you would be on if the amendment passes.
Your first tax bill after closing may look different from later bills. Florida Statutes section 192.042 (checked Sept. 24, 2026) says a building not substantially completed on January 1 gets no value for that year. Ask for a tax estimate based on the finished home.
Savings would vary. The Pinellas County Property Appraiser's FAQ (checked Sept. 24, 2026) says savings depend on assessed value, existing exemptions and local tax rates, and cannot be calculated exactly yet.
Try the county tool. Palm Beach County buyers can use the Amendment 3 Homestead Calculator from the Palm Beach County Property Appraiser.
Whatever happens on November 3, budget for taxes, insurance and your mortgage together. We can help you compare total monthly costs across builders.
Common Questions
Does Amendment 3 get rid of property taxes in Florida?
No. School taxes, local tax rates and non-ad valorem assessments would continue. The Pinellas County Property Appraiser's FAQ, checked Sept. 24, 2026, says property taxes would still be levied.
How much would the homestead exemption be if Amendment 3 passes?
The ballot summary says up to \$150,000 for non-school taxes in 2027 and \$250,000 in 2028, then adjusted for inflation. The school tax exemption stays at \$25,000. Figures from the Florida Division of Elections, checked Sept. 24, 2026.
What if I move to Florida in 2027?
The ballot summary says people who are not Florida residents on December 31, 2026, start with the existing exemption. The increased exemption begins with the fifth year of exemption. The Legislature may add more rules if it passes.
How many votes does Amendment 3 need to pass?
It needs at least 60% of the vote. The Florida Division of Elections, checked Sept. 24, 2026, lists this as the rule for all proposed amendments. If it falls short, current law stays in place.
Would my school taxes go down?
Not from this amendment. Only the first \$25,000 of a homestead's value would stay exempt from school taxes, the same as today. That is from the Pinellas County Property Appraiser's FAQ, checked Sept. 24, 2026.
Does Amendment 3 change Save Our Homes or portability?
No. The Pinellas County Property Appraiser's FAQ, checked Sept. 24, 2026, says Save Our Homes and portability stay the same. Existing exemptions for seniors, veterans and others also stay the same.
When would the changes show up on my tax bill?
If it passes, the amendment takes effect January 1, 2027. The Pinellas County Property Appraiser says the first effects would show on August 2027 proposed tax notices and November 2027 tax bills.
Ready to take the next step?
Call 561-704-0091 to talk with a National House Search specialist, or Schedule a visit.
Related reading: Lakeside Landing new homes · New townhomes in Palm Beach County · Buying a new-construction townhome for the first time
This is general information, not financial, tax or legal advice. Figures checked September 24, 2026."