Florida Amendment 3, Made Simple

Your new property tax break, explained so anyone gets it

Florida voters passed Amendment 3 on November 3, 2026, with about 62% of the vote (it needed 60%). If you live in the home you own, your property tax bill is about to get smaller. This page walks through what changed, what you could save, the dates that matter, and what it means if you’re buying or selling in Tampa Bay.

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In 30 seconds

If you live in the home you own (homestead), more of its value gets skipped at tax time.
$50,000 skipped today, $150,000 in 2027, $250,000 in 2028.
That’s about $700 off in 2027 and about $1,400 off in 2028 on a typical Tampa Bay home.
School taxes, the 3% yearly cap and portability stay the same.
Rentals, second homes and commercial property don’t get it.

The short version: smaller bill

Your property tax bill is your home’s taxable value times your local tax rates. Amendment 3 shrinks the taxable value for homeowners who live in their home. Less of your home counted means less tax to pay.

How it works

Your bill has two main parts: school taxes and everything else (your city, county and local districts). Amendment 3 makes the homestead exemption much bigger on the city and county part.

Tax year	Value skipped (city and county part)
Today (2026)	$50,000
2027	$150,000
2028 and after	$250,000

Example: by 2028, a $400,000 homestead gets taxed like a $150,000 home on the city and county part of the bill. School taxes are figured the same way they are today.

What you could save

Think of it like a coupon on your tax bill. Here’s roughly what it looks like at a typical Hillsborough or Pasco city and county rate (about 7 mills, or $7 per $1,000 of value):

Home taxable value	2027 savings	2028 savings
$150,000	about $700	about $700
$200,000	about $700	about $1,050
$250,000 and up	about $700	about $1,400

Why the cap at $1,400? The break can’t take your value below zero, so once your home is worth $250,000 or more, you get the full amount. Your exact number depends on your home’s assessed value and your city’s tax rates.

Aerial view of a Land O' Lakes neighborhood

What stays the same

School taxes. You still pay them the same way.
The 3% cap (Save Our Homes). The value they tax you on still can’t go up more than 3% a year while you own and live in the home.
Portability. When you sell and buy again in Florida, you can still bring your built-up savings with you.
Your other exemptions. Senior, veteran and disability exemptions are separate. Ask your county property appraiser how yours combine.

Who gets it, and who doesn’t

Gets the break	Does not
Homeowners who live in the home as their main residence (single family, townhome, condo)	Rental properties
New buyers, once they qualify for homestead	Second homes and vacation homes
Current homestead owners, automatically as it phases in	Commercial property and vacant land
New Florida residents, in full starting their 5th year	Investors (no homestead)

The dates that matter

November 3, 2026: Amendment 3 passed.
December 31, 2026: the cutoff for new residents. If you weren’t a Florida resident by this date, you get the current exemption until your 5th year here.
January 1, 2027: to get homestead for 2027, you must own and live in the home on this date.
March 1, 2027: the usual deadline to apply for homestead with your county property appraiser.
August 2027: your TRIM notice (the proposed tax notice) should show the new exemption and your local tax rates.
November 2027: your 2027 tax bill with the $150,000 break.
November 2028: your 2028 tax bill with the full $250,000 break.

What it means for you

Selling? The break on your next home is even bigger, and portability still lets you carry your savings. Taxes aren’t a reason to stay put anymore.

Buying? Live in it and you get the break too. That’s about $115 less a month on your payment by 2028 if your taxes are paid through your mortgage. One tip: don’t budget off the seller’s tax bill. In Florida, the taxable value resets to market value when a home sells, so ask for an estimate based on the price you pay.

Downsizing? A smaller home plus a bigger break means a much smaller bill, and your savings can move with you.

Moving up? A bigger home costs less to own than it used to, because the first $250,000 of value is skipped on the city and county part.

Moving here from another state? Plan on the current exemption at first and the full break starting in your 5th year.

Frequently asked questions

What is Amendment 3?

A change to the Florida Constitution that voters approved on November 3, 2026. It raises the homestead exemption on the non-school part of property taxes from $50,000 to $150,000 in 2027 and $250,000 in 2028. It also directs counties and cities to use property tax money for set priorities like public safety, education, infrastructure and natural resources.

Who qualifies?

Anyone who owns the home and lives in it as their permanent, main residence, and has (or applies for) a homestead exemption. It works for single family homes, townhomes and condos.

Do I have to do anything if I already have homestead?

In most cases your homestead renews on its own each year, and the bigger exemption phases in automatically. Check your TRIM notice in August 2027 to confirm it shows up, and call your county property appraiser if it doesn’t.

I just bought a home. How do I get it?

Apply for homestead with your county property appraiser. To qualify for a tax year, you must own and live in the home on January 1 of that year, and the usual application deadline is March 1.

How much will I actually save?

About $700 a year in 2027 and about $1,400 a year in 2028 and after, for a homestead worth $250,000 or more, at a typical Hillsborough or Pasco city and county rate. Homes valued below $250,000 save less. Rates differ by city, so your number may be higher or lower. Text TAX to 352-320-4466 and I’ll figure yours.

Does it lower my school taxes?

No. School taxes stay the same. The break applies to the city, county and other local parts of your bill.

When will I see it on my bill?

Your November 2027 tax bill is the first one with the bigger break ($150,000). The full $250,000 shows up on the November 2028 bill.

Does the 3% Save Our Homes cap still apply?

Yes. The value they tax you on still can’t go up more than 3% a year while you own and live in the home.

Can I still take my savings with me if I move?

Yes. Portability stays the same, so you can carry your built-up Save Our Homes savings to your next Florida homestead under the existing rules. Ask your property appraiser for the exact amount you can transfer.

I’m moving to Florida. Do I get it?

You can still get homestead, but if you weren’t a Florida resident by December 31, 2026, you get the current exemption until your 5th year living in Florida. The bigger exemption starts after that.

What about my rental or second home?

Rentals, second homes, vacation homes and commercial property don’t get the homestead break. They could also feel it if cities and counties raise tax rates to make up lost revenue.

Will my city or county raise tax rates?

It could happen. Local governments lose some revenue, and each one sets its own rate every year. Your TRIM notice in August shows the proposed rates and the public hearing dates.

Does this change my mortgage payment?

If your taxes are paid through your mortgage (escrow), your lender adjusts the payment at your yearly escrow review after the lower bill. A $1,400 yearly savings is about $115 a month.

I’m buying. Should I use the seller’s tax bill to budget?

No. In Florida, the taxable value resets to market value when a home sells, so the seller’s bill can be much lower than yours will be. Ask for an estimate based on your purchase price and your own homestead.

Does it help me if I’m thinking about selling?

Yes. Your savings can move with you, and the break on your next home is bigger. If taxes were keeping you in a home that no longer fits, it’s worth running the numbers again.

I have a senior, veteran or disability exemption. Do I lose it?

Those are separate exemptions. Ask your county property appraiser how they combine with the new homestead amount for your home.

Where can I check my own home’s numbers?

Your county property appraiser: Hillsborough (hcpafl.org), Pasco (pascopa.com) or Pinellas (pcpao.gov). Or text TAX to 352-320-4466 and I’ll pull it for you.

Want to know your number?

Text TAX to 352-320-4466 and I’ll show you what you’d pay on your home, and on your next one. No pressure, just the numbers.

Text TAX to 352-320-4466 Call 352-320-4466 What’s my home worth?

Jorge Braham, Saavedra & Sons Group | Vantage Realty Florida

Estimates only, not tax or legal advice. Savings use about 7 mills of city and county tax, typical for Hillsborough and Pasco, and assume the home’s assessed value is at least the exemption amount. Rules on exemptions, portability and deadlines are set by Florida law and your county property appraiser; check with them for your exact numbers. Sources: Florida Amendment 3 (2026), Hillsborough County Tax Collector, Florida county property appraisers, Florida Realtors.