Guide · Florida property tax
Florida's 2026 property tax amendment: what Amendment 3 would change for one parcel
Amendment 3 would raise the homestead exemption from non-school property taxes to $150,000 of assessed value in 2027 and $250,000 in 2028, cut the yearly cap on assessment increases for non-homestead property from 10% to 5%, and limit what counties and cities may spend property taxes on. It needs 60% of the vote on November 3, 2026, and would take effect January 1, 2027. To see where one parcel stands, read its homestead flag and its just, assessed and taxable values on the county roll.
This page explains the text. It takes no side and makes no forecast. Every rule below comes from the Division of Elections' entry for Amendment 3, the joint resolution on the Senate's site and the Senate's bill summary, read on 31 October 2026.
What is on the ballot
The Division of Elections lists three amendments for 2026, all placed there by the Legislature. Amendment 3 is the one that changes how land and homes are taxed. The Legislature passed it as CS/HJR 1-F on June 2, 2026, in a special session. Its ballot title and summary were later rewritten by the Attorney General; the Division's page carries the current wording.
Amendment 2 exempts tangible personal property on land classified as agricultural, such as the equipment kept there. It does not change the value of the land itself.
What Amendment 3 changes
- The homestead exemption, non-school taxes. Today a homestead gets $25,000 off for all taxes and a second amount off non-school taxes, adjusted for inflation each year. The amendment exempts up to $150,000 of assessed value from non-school taxes from January 1, 2027, and up to $250,000 from January 1, 2028, adjusted for inflation from 2029.
- School taxes. The school exemption stays at $25,000.
- New residents. A person who had no permanent residence in Florida on December 31, 2026 gets the exemption at today's size ($25,000 for school, $50,000 for other taxes) and the larger one from the fifth year of exemption.
- Non-homestead property. Second homes, rentals, land and commercial property have their non-school assessment capped at 10% growth a year now. From January 1, 2027 the cap would be 5%.
- Local choices. Counties and cities could raise the exemption further, up to the full assessed value, by a procedure the Legislature sets. Special districts could do the same by referendum.
- Spending. County and city property taxes could be used only for listed purposes: public safety, schools, infrastructure, natural resources, bond debt, employee retirement, and operations.
The text leaves in place the Save Our Homes cap on a homestead's assessment (3% a year or inflation, whichever is lower) and the $500,000 limit on portability.
Read your parcel in four numbers
- Homestead. Yes or no, from the county roll. It decides which half of the amendment touches the parcel.
- Just value. The appraiser's market value as of January 1.
- Assessed value. Just value after the caps. A homestead assessed well below its just value has years of Save Our Homes built up. A non-homestead parcel assessed below just value is already held back by the 10% cap or by a classification such as agricultural.
- Taxable value. Assessed value minus exemptions. There are two: one for school taxes and one for everything else.
For a homestead, compare its non-school assessed value with $150,000 and $250,000: the amendment's exemption applies up to those amounts. For any other parcel, the gap between just and assessed value shows how much a lower cap could matter. Neither number predicts a bill. Tax rates are set every year by each county, city, school board and district, and the tax estimate works on those rates.
Where Florida's parcels stand today
| 2026 preliminary roll, measured 31 October 2026 | Count or value |
|---|---|
| Parcels, all 67 counties | 11,090,226 |
| Homestead parcels | 5,251,551 (47.4%) |
| Homesteads assessed at $150,000 or less | 1,594,197 (30.4%) |
| Homesteads assessed from $150,001 to $250,000 | 1,422,465 (27.1%) |
| Homesteads assessed over $250,000 | 2,234,888 (42.6%) |
| Median homestead: just / assessed / non-school taxable | $332,455 / $220,739 / $159,535 |
| Homesteads assessed below just value | 81.8% |
| Just minus assessed value, all homesteads together | $816.7 billion (34.1%) |
| Median gap on one homestead | $102,679 |
| Non-homestead parcels with a value, assessed below just | 37.2% of 5,703,837 |
Today's exemption shows on the roll too. On 3,601,355 homesteads assessed over $100,000, the gap between assessed and non-school taxable value is exactly $51,411: the first $25,000 plus the second exemption after this year's inflation adjustment.
Where it stops
- The roll is preliminary. Values can still move before the county certifies the final roll.
- The flag is one line. It says a homestead exemption is on file. Senior, veteran and disability exemptions change the taxable value but are not named one by one here.
- No model of the amendment. Map Views does not compute a parcel's tax under Amendment 3. The rules depend on laws the Legislature has yet to write and on rates local governments set each year.
- The text governs. If anything here differs from the Division of Elections' wording, the official wording wins.
On Map Views
Open any parcel and the report shows the homestead flag, just, assessed and taxable values for the current roll, the values of past years, and the tax district's millage with a tax estimate. The search can keep only homesteaded parcels, or only those without one. For what the exemption does today and how to check it, see how to tell if a Florida property has a homestead exemption.
Amendment 3's own text, as the Division of Elections publishes it, is the authority on what it does. The county property appraiser is the authority on a parcel's values and exemptions. Map Views shows the roll as the county published it and takes no position on the vote.