09/22/2026
🏡 FLORIDA AMENDMENT 3: WHAT WOULD IT ACTUALLY DO?
As a Florida Realtor, I believe homeowners and buyers should understand proposals that could affect property taxes and the cost of living.
This post is shared for educational purposes only. I am not recommending a YES or NO vote, and I am not providing legal or tax advice. My goal is simply to explain the proposal in common language so you can research it and make your own informed decision.
If approved by at least 60% of Florida voters, Amendment 3 would:
• Increase the homestead exemption for non-school property taxes to $150,000 in 2027.
• Increase it again to $250,000 in 2028.
• Adjust the exemption for inflation beginning in 2029.
• Leave school property taxes in place.
• Continue Save Our Homes, portability and existing personal exemptions.
• Reduce the annual assessment-increase cap on non-homestead property from 10% to 5%.
WHAT ABOUT SECOND HOMES, RENTALS AND NON-FLORIDA OWNERS?
Non-Florida residents and owners of vacation homes or investment properties would not receive the increased homestead exemption.
However, these properties could benefit from the proposed 5% assessment cap. If a property’s assessed value would otherwise increase by more than 5% in a year, the lower cap could limit that increase.
This would not automatically reduce the property’s current assessed value, millage rate or tax bill. The actual effect would depend on the property and local tax rates.
WHAT ABOUT A POSSIBLE 1% SALES-TAX INCREASE?
This is important: Amendment 3 does NOT create or authorize an automatic 1% sales-tax increase.
Some discussions surrounding property-tax reform have considered shifting part of the funding burden from property taxes to consumption taxes. That would require separate government action.
For illustration only, an additional 1% sales tax would equal:
• $1 on a $100 taxable purchase
• $2 on a $200 taxable hotel stay
• $10 on $1,000 of taxable purchases
Both Florida residents and visitors would pay it. Visitors could contribute through taxable spending on hotels, restaurants, attractions, rental cars and retail purchases.
Most groceries purchased for home consumption are generally exempt from Florida sales tax. However, restaurant meals, prepared foods and many other purchases remain taxable.
The possible benefit of this approach is that tourists and seasonal visitors would contribute more toward Florida’s public services. The concern is that Florida residents would also pay the additional tax on their taxable purchases.
It is also important to understand that a 1% sales tax is not guaranteed to replace all revenue reduced by Amendment 3. Any replacement funding, fees, budget reductions or service changes would depend on future decisions by state and local governments.
📌 Florida’s general election is November 3, 2026.
Please read the official information and consider both the potential homeowner savings and the possible effects on local services.
Official Florida ballot information:
https://constitutionalinitiatives.dos.fl.gov/Home/InitDetail?account=10&seqnum=110
Florida TaxWatch Amendment 3 information:
https://floridataxwatch.org/research/florida-property-tax-resource-center/
Florida Department of Revenue:
https://floridarevenue.com/
I’m sharing this as a Realtor and Florida resident because understanding property taxes matters. This is information only—not an endorsement of either position.
Janet Shawen, PA | 941-882-2398 | [email protected] | Paradise Exclusive | Your Sunshine State Realtor ☀️
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 homes...
