Florida Amendment 3: What It Means for Your Property Taxes
A plain-English look at what changes, what stays the same, and who it affects—for homeowners, buyers, and investors in Flagler County and across Florida.
The headline change: a much bigger homestead exemption
Non-school property taxes (county, city, and special taxing districts). School taxes maintain today's baseline $25,000 exemption.
Today's $51,411 = $25,000 on all taxes + $26,411 on non-school taxes.
Triples the homestead deduction against city and county taxes starting in year one.
Increases to $250,000 in 2028, with CPI inflation protection and local option to raise further.
Side by side: Current Law vs. Amendment 3
Compare provisions side-by-side to see how they impact your primary residence, second home, or rental investments.
| Topic | Current Florida Law | If Amendment 3 Passes |
|---|---|---|
| Homestead exemption(non-school taxes) | Up to $51,411 in 2026, with part of it adjusted yearly for inflation. | NEW $150,000 in 2027, $250,000 in 2028, inflation-adjusted from 2029. Florida Legislature must create a process letting counties and cities raise it up to full assessed value. |
| School taxes | First $25,000 of a homestead's assessed value is exempt. | SAME Still $25,000. Homeowners keep paying school taxes to protect local public education funding. |
| New Florida residents(moving to Florida) | Everyone who qualifies gets the same homestead exemption immediately. | NEW If you are not a Florida resident on Dec. 31, 2026, you start with the existing exemption (~$50,000); the larger exemption begins in your 5th year of homestead. |
| Non-homestead property(Rentals, 2nd homes, commercial, land) | Annual assessed-value increases capped at 10% (non-school taxes). | NEW Cap drops from 10% down to 5% per year. School taxes stay uncapped, based on market value. Caps value growth, not tax rates. |
| Save Our Homes & portability | Homestead assessments rise no more than 3% or CPI, whichever is lower; benefit is portable. | SAME No change to the existing 3%/CPI cap or portability rules. Your accumulated Save Our Homes savings remain intact. |
| How local property taxes can be spent | Counties and cities levy for their own general constitutional purposes. | NEW County and city property taxes limited to essential services: public safety, education, infrastructure, natural resources, bond debt, employee retirement, and operations; other uses restricted unless approved by state law. |
Who Wins & What to Watch: Tailored for Your Property Situation
Existing FL Homeowners
If you hold an active homestead on or before Dec. 31, 2026, you immediately qualify for the jump to $150,000 exemption in 2027 and $250,000 in 2028. This can save hundreds to thousands annually depending on your local millage rate!
New Florida Residents
Moving to Flagler Beach or Florida after 2026? You will still receive the baseline ~$50,000 exemption for your first 4 years, unlocking the full $250k+ exemption in Year 5. Timing your move before Dec 31, 2026 gives you grandfathered status!
Investors & 2nd Home Owners
Non-homestead properties see their assessment increase cap tightened from 10% down to 5% annually for county/city taxes. This shields long-term rental owners from rapid taxable value spikes during booming market cycles.
Estimate Your Savings & Download the Free Amendment 3 PDF
See how much your household or rental property stands to save under the proposed $150,000 and $250,000 exemption thresholds.
Get Your Free PDF Guide
Instant digital download + tax worksheet
Interactive Florida Property Tax Calculator
Test your home's estimated assessed value under Amendment 3
Tax drops from $5,780 down to $4,350 on non-school millage.
Tax drops to $2,900. Savings compound every year after with CPI inflation adjustments!
Note on School Taxes: School millages (~5 to 7 mills) continue to observe the standard $25,000 exemption under Amendment 3 to preserve public school financing. Savings calculated above apply to County, City, Fire, Water Management, and other non-school districts.
Download the Complete 2026 Florida Amendment 3 Handout & Tax Worksheet
Curated by Heather Sells Sunshine (Realty Hub), this comprehensive guide covers everything Florida and Flagler County residents need to know:
Heather Sells Sunshine
Florida Constitutional Amendment 3 Guide
Frequently Asked Questions About Amendment 3
Everything you need to know before stepping into the voting booth in November 2026.
Heather Sells Sunshine
Flagler Beach & Palm Coast Real Estate Advisor
Brokered by Realty Hub
"Florida's property tax laws can be complex, especially with amendments like Amendment 3 on the upcoming ballot. Whether you're planning to buy along our Flagler Beach coast, relocate from out-of-state, or optimize your investment portfolio, I'm here to ensure you make confident, informed moves."