Florida voters approved Amendment 3 on November 3, 2026, with about 62% of the vote in unofficial results, so the homestead exemption from non-school property taxes is set to rise to $150,000 in 2027 and $250,000 in 2028. The state is scheduled to certify the results on November 17, 2026. School taxes, Save Our Homes and portability all stay the same, according to the Pinellas County Property Appraiser.
If you own a home in Pinellas, Pasco or Hillsborough County, or plan to buy or sell one, you likely have questions. We gathered what is known so far from the county property appraisers, the Florida Department of State and local news, with dates, so you can see where each fact comes from.
This post is general information, not tax or legal advice. The Legislature still has to pass rules to put the amendment in place, and your county property appraiser has the final word on your home.
What Did Florida Voters Decide on Amendment 3?
Voters approved a constitutional amendment that raises the homestead exemption for non-school taxes and lowers the yearly cap on assessment increases for non-homestead property. The official ballot title is "Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments," according to the Hillsborough County Tax Collector (September 2026).
With 99% of precincts reporting, the measure had 4,922,070 yes votes (62%) and 3,019,235 no votes, according to News4JAX and the News Service of Florida (November 4, 2026). Constitutional amendments in Florida need at least 60% to pass. These are unofficial results as of November 9, 2026. The Florida Department of State's 2026 general election timeline shows county official results due November 16 and state certification by the Elections Canvassing Commission on November 17, 2026.
How Did It Get on the Ballot?
The Legislature passed the proposal, known as CS/HJR 1-F, in a June 2026 special session. The title above is the version rewritten in August 2026 after a court ruling, according to Florida Realtors (August 14, 2026).
What Changes for Homestead Owners, and When?
The amendment takes effect January 1, 2027, and the first tax bills that reflect it are expected in November 2027. Your November 2026 tax bill is not affected, because Florida collects property taxes after the year ends, according to the Hillsborough County Tax Collector (September 2026). The Pinellas County Property Appraiser says the change would first show up on August 2027 TRIM notices, the yearly notice of proposed taxes.
Here are the amounts, from the Pinellas County Property Appraiser's Amendment 3 FAQ (viewed November 2026).
Tax year | Exemption from school taxes | Exemption from non-school taxes (county, city, special districts) |
|---|---|---|
2026 (current) | $25,000 | $51,411 total ($25,000 plus $26,411) |
2027 | $25,000 | Up to $150,000 |
2028 | $25,000 | Up to $250,000 |
2029 and later | $25,000 | Up to $250,000, adjusted each year for inflation |
If you already have a homestead exemption, you do not need to file anything new. The larger amount would apply on its own, according to the Hillsborough County Tax Collector (September 2026).
How Does It Stack With Today's $50,000 Exemption?
Today's "$50,000 exemption" has two parts. The first $25,000 applies to all property taxes, including school taxes. The second part applies only to non-school taxes and is now adjusted for inflation, which is why it was $26,411 in 2026, according to the Pinellas County Property Appraiser. Under Amendment 3, the school part stays at $25,000, and the non-school total grows to up to $150,000, then up to $250,000. The exemption cannot be larger than your home's assessed value.
What Could That Look Like in Dollars?
The Pinellas County Property Appraiser gives one example. Using the 2025 countywide average non-school tax rate of 12.2011 mills, and assuming a home gets the full new exemption, it estimates savings of about $1,203 in 2027 and about $2,423 in 2028. Real savings will vary by property and local tax rate.
Does Amendment 3 Change Save Our Homes or Portability?
No. Save Our Homes and portability stay the same, according to the Pinellas and Polk County Property Appraisers' Amendment 3 FAQs (viewed November 2026). Save Our Homes still limits yearly increases in a homestead's assessed value to 3% or the change in inflation, whichever is lower. Portability still lets you move part of your Save Our Homes savings to a new Florida homestead.
Also unchanged, per those FAQs:
- Widow and widower, senior, veteran and disability exemptions are not changed.
- Non-ad valorem assessments, such as solid waste, stormwater and CDD fees, are not reduced by the homestead exemption.
- The amendment changes taxable value, not tax rates. Local governments still set their own millage rates each year.
The Polk County Property Appraiser notes that owners who are already 100% exempt would likely see no direct change.
What About Second Homes, Rentals and Commercial Property?
Non-homestead property does not get the bigger exemption, but its yearly assessment cap for non-school taxes drops from 10% to 5% starting in 2027. This comes from the Pinellas County Property Appraiser's FAQ and Florida Realtors (November 4, 2026). School taxes on these properties stay uncapped and are based on market value.
Non-homestead property includes:
- Second homes and vacation homes
- Rental homes and apartment buildings
- Commercial property
- Vacant land
The cap limits how fast assessed value can grow, not the tax bill. When a non-homestead property sells, its value resets to market value first, and the cap applies after that, according to Make Florida Your Home (November 4, 2026).
What Is the New Rule for New Florida Residents?
People who become Florida residents on or after January 1, 2027, start with a smaller exemption and can get the larger one in their fifth year of homestead. The Pinellas County Property Appraiser says new residents would start with a $50,000 exemption from non-school taxes, adjusted for inflation starting in 2028, plus the $25,000 school exemption. After keeping a Florida homestead exemption for four years, they become eligible for the larger amount on January 1 of the fifth year.
People who established Florida residency by December 31, 2026, can get the higher amounts when they later buy and apply, according to the same FAQ and Florida Realtors (November 4, 2026). Make Florida Your Home (November 4, 2026) adds that, starting in 2030, a county or city may shorten the five-year wait for a critical local need by a two-thirds vote.
This rule applies "to the extent permitted by the U.S. Constitution." Hillsborough County Property Appraiser Bob Henriquez and Pinellas County Property Appraiser Mike Twitty both said a court challenge is likely at some point, according to the Tampa Bay Times (November 2026, as republished by CPA Practice Advisor on November 6). The Legislature also still has to set the steps for proving residency.
What Have Tampa Bay Local Governments Said About Budgets?
Local governments across Tampa Bay have published estimates of lost property tax revenue, and several are now reviewing their budgets and fees. Statewide, the state's Revenue Estimating Conference projected that cities and counties could lose nearly $12 billion a year by 2031, according to the Tampa Bay Times (July 2026).
Here is what has been reported locally:
- Hillsborough County says it could lose up to $367 million a year by 2028 (Tampa Bay Times, November 2026).
- City of Tampa projects losses of $40 million in fiscal year 2028 and more than $60 million the year after, per Chief Financial Officer Dennis Rogero (Tampa Bay Times, November 2026).
- Pinellas County was projected to lose $153 million in 2027-28 (Tampa Bay Times, July 2026). The county adopted a tighter budget this year that included higher beach parking rates (Tampa Bay Times, November 2026).
- City of St. Petersburg is considering a special fire services fee for all property owners (Tampa Bay Times, November 2026).
- Pasco County Mosquito Control District has a $13.1 million budget funded almost entirely by property taxes. Its director estimated losses of about $2.7 million in year one and $4.4 million in year two (Bay News 9, November 6, 2026).
The Governor has said he plans a special legislative session before his term ends in early January 2027 to put the amendment in place, and that he wants a grant pool for local governments, according to the News Service of Florida (November 4, 2026) and Bay News 9 (November 5, 2026). As of November 5, no date had been set. Local budgets for 2027 have not been written yet.
What Does This Mean If You Are Buying in Tampa Bay?
For buyers, the two big dates are January 1 for owning and living in the home, and March 1 for filing your homestead application. Homestead is not automatic after closing. You must own the home and make it your permanent residence on January 1 of the tax year, then apply with your county property appraiser by March 1, according to Make Florida Your Home (November 4, 2026). For the 2027 tax year, that means owning by January 1, 2027, and applying by March 1, 2027.
A few more points for buyers:
- When you buy, the home's assessed value resets to market value. The seller's current tax bill is not a good guide to your future bill.
- If you are moving to Florida from another state, the date you establish Florida residency matters under the new resident rule.
- Lenders count estimated property taxes in your debt-to-income ratio and may estimate them differently on a home not yet homesteaded, according to Make Florida Your Home (November 4, 2026).
- Non-ad valorem assessments, HOA dues and insurance are not changed by Amendment 3.
What Does This Mean If You Are Selling?
Your homestead exemption and Save Our Homes benefit stay with you until you sell, and portability still lets you carry part of that savings to your next Florida homestead. If you plan to buy again in Florida, ask the property appraiser to estimate your portability benefit and apply for it with your new homestead.
Buyers will likely ask about taxes. Each buyer's taxes reset to market value and depend on their own exemptions, so share your current bill as a reference only. It also helps to list non-ad valorem assessments, such as CDD fees, on their own.
What Should You Ask Your County Property Appraiser?
Your county property appraiser can answer questions about your specific home, and each office has posted Amendment 3 information online. Here are good questions to bring:
- Is my homestead exemption on file and active for 2027?
- What is my current assessed value, and how much Save Our Homes savings do I have?
- How would the 2027 and 2028 exemption amounts apply to my home?
- If I sell and buy again in Florida, how much portability could I carry over?
- I am new to Florida. How will my residency date be determined, and what documents do you need?
- Which non-ad valorem assessments are on my bill, and who sets them?
- For a second home or rental, how will the 5% cap apply after a purchase?
You can reach the Hillsborough County Property Appraiser at hcpafl.org, the Pinellas County Property Appraiser at pcpao.gov or (727) 464-3207, and the Pasco County Property Appraiser at pascopa.com.
Frequently Asked Questions
Is the Amendment 3 result official?
Not yet. As of November 9, 2026, the 62% result is unofficial. The Florida Department of State's timeline shows state certification on November 17, 2026.
Will my November 2026 property tax bill go down?
No. That bill covers the 2026 tax year. The first bills expected to reflect the change arrive in November 2027, according to the Pinellas County Property Appraiser.
Do I need to reapply for my homestead exemption?
No, if you already have one, according to the Hillsborough County Tax Collector (September 2026). New owners still apply by March 1.
Does Amendment 3 lower my school taxes?
No. The exemption from school taxes stays at $25,000, according to the Pinellas County Property Appraiser.
Does Amendment 3 get rid of property taxes on my home?
No. It raises the exemption amount. The amendment also lets the Legislature create a process for local governments to raise homestead exemptions further over time, but those amounts and timing would be set later, according to the Pinellas County Property Appraiser and Florida Realtors (August 14, 2026).
I am moving to Florida in 2027. What exemption will I get?
Under the amendment, you would start with a $50,000 non-school exemption plus the $25,000 school exemption, then become eligible for the larger amount in your fifth year of homestead, according to the Pinellas County Property Appraiser. The Legislature still has to set the details, and a court challenge is possible.
Will my property tax rate change?
That is up to each local government. Amendment 3 changes taxable value, not millage rates, and fees can still change, according to the Polk County Property Appraiser and Hillsborough County Tax Collector.
Ready to Take the Next Step?
Changes like this raise a lot of questions, and we are always glad to help you sort through them. Whether you are buying your first home, selling the one you love, or moving within Tampa Bay, Rocks Realty is here to walk with you through every step. Reach out to Rocks Realty today and let's talk about your next move. Advocate. Elevate. Collaborate.
