Florida Amendment 3 Explained
Florida voters approved Amendment 3 on November 3, 2026, with about 62% voting yes (it needed 60%). The short version: if you live in your Florida home full time, much more of its value will be shielded from city and county property taxes starting in 2027. If you own a second home, a rental or a commercial building, the yearly limit on how fast your taxed value can climb drops by half.
Below is what changes, what stays the same, roughly what it could save a homeowner in Jupiter, and what it means if you're thinking about buying or selling in Northern Palm Beach County or Martin County.
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Question | Answer |
|---|---|
Did it pass? | Yes, on November 3, 2026, with about 62% of the vote |
When does it start? | January 1, 2027. You'll first see it on your August 2027 TRIM notice and November 2027 tax bill |
Who benefits most? | Full-time Florida homeowners with a homestead exemption |
Homestead exemption on city and county taxes | $50,000 today, $150,000 in 2027, $250,000 in 2028, then adjusted for inflation |
School taxes | No change. The school exemption stays at $25,000 |
Second homes, rentals, commercial | No new exemption. The yearly cap on assessment increases drops from 10% to 5% for city and county taxes |
Save Our Homes and portability | Unchanged |
New Florida residents | Residents by December 31, 2026 qualify for the full amount. Later arrivals start at $50,000 and reach the full amount in their fifth year |
A homestead exemption is the part of your home's value that isn't taxed. Right now, a Florida homestead gets up to $50,000 off the value used for city and county taxes. Amendment 3 raises that number in two steps.
Year | Value not taxed by the city and county | Value not taxed by the school district |
|---|---|---|
2026 (today) | Up to $50,000 | $25,000 |
2027 | $150,000 | $25,000 |
2028 | $250,000 | $25,000 |
2029 and later | $250,000, adjusted each year for inflation | $25,000 |
Two details matter here. First, the exemption comes off your assessed value, the number the property appraiser uses, not what your home would sell for. Owners who have held their homes for years under Save Our Homes often have an assessed value well below market value. Second, school taxes are a big piece of every bill, and they don't change.
Because every homestead gets the same extra $200,000 shielded by 2028, the dollar savings come out about the same for most homes, big or small. What changes is how big a slice of the bill that is.
We ran the numbers using Jupiter's 2025 non-school tax rates (city, county and the special districts on a Jupiter bill, about 12.4 mills in total).
Assessed value | Estimated savings in 2027 | Estimated savings from 2028 | City and county taxes lower by |
|---|---|---|---|
$500,000 | About $1,200 | About $2,400 | About 44% |
$1,000,000 | About $1,200 | About $2,400 | About 21% |
$2,500,000 | About $1,200 | About $2,400 | About 8% |
$5,000,000 | About $1,200 | About $2,400 | About 4% |
A few things to keep in mind:
These are estimates, not tax advice. For your exact numbers, use the Amendment 3 tools from the Palm Beach County or Martin County property appraiser, or talk with your CPA.
Non-homestead property doesn't get the bigger exemption. Instead, the amendment tightens the limit on how fast the county can raise its taxed value.
Property type | Before Amendment 3 | After Amendment 3 |
|---|---|---|
Full-time home (homestead) | Up to $50,000 exempt; value increases capped at 3% a year or inflation, whichever is lower | $250,000 exempt by 2028 on city and county taxes; the 3% cap stays the same |
Second home or rental | No exemption; value increases capped at 10% a year | No exemption; increases capped at 5% a year for city and county taxes |
Commercial property | Value increases capped at 10% a year | Capped at 5% a year for city and county taxes |
Here's an example. On a rental with a $1,000,000 taxed value, the county could raise that value by up to $100,000 in a single year. Under Amendment 3, the most it can rise is $50,000. School taxes on non-homestead property still follow full market value, and a sale still resets the property to full market value the following January 1.
The full exemption is aimed at people who already call Florida home.
Starting in 2030, a county or city can vote to shorten that five-year wait if it finds a critical local need. If you're relocating from the Northeast or Midwest and have been on the fence about timing, this date is worth a conversation with your CPA.
For sellers, the biggest effect is on the people across the table.
If you're wondering how this fits your timing, a current value on your home is the right starting point. You can request a free home value report here.
The Legislature still has to pass laws that put Amendment 3 into practice, and some details could shift. The amendment also asks the Legislature to create a way for cities and counties to raise the exemption even further for their own taxes. Local governments will set their 2027 budgets and tax rates next summer, so watch your August 2027 TRIM notice for the first real numbers.
Did Florida Amendment 3 pass?
Yes. Voters approved it on November 3, 2026, with about 62% voting yes. Constitutional amendments in Florida need 60%.
When does Amendment 3 take effect?
January 1, 2027. The first tax bill it affects is the one mailed in November 2027.
Does Amendment 3 lower my school taxes?
No. The school tax exemption stays at $25,000. The new exemption applies to city, county and other non-school taxes.
How much will Amendment 3 save me in Jupiter?
For most full-time homeowners, about $1,200 in 2027 and about $2,400 a year from 2028, based on 2025 tax rates. Homes assessed under about $250,000 save somewhat less.
Does the exemption use my home's market value?
No. It comes off your assessed value from the property appraiser, which is often lower than what your home would sell for.
Do second homes get the new exemption?
No. Second homes, rentals and commercial property don't get a homestead exemption, but their yearly assessment increases for city and county taxes are now capped at 5% instead of 10%.
I'm moving to Florida in 2027. Do I get the full exemption?
Not right away. If you weren't a Florida resident by December 31, 2026, you start at $50,000 and move to the full amount starting in your fifth year of holding a homestead exemption.
Does Amendment 3 change Save Our Homes or portability?
No. Both stay the same. Your homestead's assessed value still can't rise more than 3% a year or the rate of inflation, whichever is lower.
If I sell my home and buy another one in Florida, do I keep the bigger exemption?
Yes, as long as you were a Florida resident by December 31, 2026 and you file for homestead on the new home. Portability can also carry your Save Our Homes savings with you.
Where can I check my own numbers?
The Palm Beach County and Martin County property appraisers both publish Amendment 3 information. A CPA can help you see how it fits your full tax picture.
Tax changes rarely decide a move on their own, but they can change the timing. If you're weighing a sale, a purchase or a move to Northern Palm Beach County or Martin County, we're happy to walk through the numbers with you. Call us at 561.247.3733 or get a free home value report.
This article is general information, not tax or legal advice. Savings figures are estimates for a Jupiter homestead at 2025 tax rates and will vary by property and location.
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