Florida Amendment 3: What the New Homestead Exemption Means for Treasure Coast Buyers
Florida Amendment 3 passed on November 3, 2026, and it changes the first property tax bills of people buying a home in Port St. Lucie, Stuart or Vero Beach. This guide explains the new homestead exemption in plain numbers: what it takes off the bill, who has to wait five years, and which dates decide your first year.
This guide is general information as of November 12, 2026. It is not tax, legal, lending or financial advice. Jeannie Jacobson is a real estate agent, not a tax advisor or an attorney. The Legislature has not yet passed the law that carries out Amendment 3, and forms and procedures may change. Only the county property appraiser decides who qualifies for a homestead exemption. Every dollar example here is an illustration, not an estimate of your bill. Confirm your own figures with the property appraiser, a Florida attorney and a CPA.
The Short Answer
Florida Amendment 3 exempts up to $150,000 of a homestead’s assessed value from non-school property taxes in 2027 and up to $250,000 from 2028. School taxes keep the $25,000 exemption. Buyers who were not permanent Florida residents on December 31, 2026 receive up to $50,000 until their fifth year of exemption.
- The Florida Department of Revenue confirmed that voters approved Amendment 3 (House Joint Resolution 1-F) and that it takes effect January 1, 2027 and first applies to the 2027 tax roll (Bulletin PTO 26-21, November 5, 2026).
- For a homestead assessed at $250,000 or more, the change is worth $98.59 in 2027 and $198.59 in 2028 for each mill of non-school tax, compared with the 2026 exemption.
- Homestead still requires that you own the home and live in it as your permanent residence on January 1, and that you apply by March 1 (section 196.011, Florida Statutes).
- The annual cap on assessment increases for non-homestead property drops from 10% to 5% for non-school taxes, starting January 1, 2027.
- Jeannie Jacobson, REALTOR® with RE/MAX Gold, works with buyers in St. Lucie, Martin and Indian River counties, in English and Spanish.
What did Florida Amendment 3 change about the homestead exemption?
Amendment 3 rewrote the homestead exemption in Article VII, section 6 of the Florida Constitution. The Legislature put it on the ballot in a June 2026 special session as House Joint Resolution 1-F, titled “Save Our Homes From Excessive Property Taxes.” A constitutional amendment needs 60% of the vote, and news reports put the yes vote near 62%.
A homestead exemption is an amount of a home’s assessed value that is removed before the tax rates are applied. It is available only on a permanent residence. Here is the old rule next to the new one, taken from the enrolled text of HJR 1‑F.
| Tax year | Exempt from school taxes | Exempt from all other property taxes |
|---|---|---|
| 2026 (old rule) | First $25,000 | First $25,000, plus up to $26,411 of the value above $50,000 |
| 2027 | Up to $25,000 | Up to $150,000 |
| 2028 | Up to $25,000 | Up to $250,000 |
| 2029 and later | Up to $25,000 | $250,000 adjusted each year for inflation, when the Consumer Price Index change is positive |
The 2026 figure of $26,411 comes from the Florida Department of Revenue’s annual inflation adjustment (revised January 2026), which made the largest possible exemption $51,411 this year.
The Florida House final bill analysis (June 16, 2026) lists four other changes in the same amendment:
- A smaller exemption for owners who were not permanent Florida residents as of December 31, 2026, until their fifth year.
- A lower annual cap on assessment increases for non-homestead property, 5% in place of 10%.
- A list of core purposes that counties and cities may spend property tax revenue on, such as public safety, schools, roads and stormwater.
- A duty for the Legislature to write the procedures, including a way for local governments to exempt more value.
The Save Our Homes cap, which limits yearly increases in a homestead’s assessed value to 3% or the inflation rate, whichever is lower, is not on that list of changes.
How much can the Florida Amendment 3 homestead exemption save a Treasure Coast buyer?
The saving depends on two things: your home’s assessed value and the non-school tax rates where the home sits. The amendment does not touch the rates, so the reliable way to measure it is per mill.
A mill is $1 of tax for every $1,000 of taxable value. Your Notice of Proposed Property Taxes, known as the TRIM notice, lists a millage rate for each taxing authority: the county, the city, the school district and others.
For a homestead assessed at $250,000 or more, the math against the 2026 exemption works like this:
| Step | 2027 | 2028 |
|---|---|---|
| New non-school exemption | $150,000 | $250,000 |
| Minus the 2026 non-school exemption | $51,411 | $51,411 |
| Extra value exempt from non-school taxes | $98,589 | $198,589 |
| Tax saved for each non-school mill | $98.59 | $198.59 |
To use it, add up every millage rate on the TRIM notice except the school district lines, then multiply. At a hypothetical 15 mills of non-school tax, the change would be worth about $1,479 in 2027 and about $2,979 in 2028. Those figures assume the rates stay the same, which no one can promise. Your own total may be higher or lower.
The exemption is written as “up to” an amount, so a lower-priced home is treated differently. Two examples show the taxable value that is left for each kind of tax:
| Homestead assessed value | Taxable for school taxes | Taxable for other taxes, 2026 | 2027 | 2028 |
|---|---|---|---|---|
| $140,000 condo | $115,000 | $88,589 | $0 | $0 |
| $400,000 house | $375,000 | $348,589 | $250,000 | $150,000 |
The condo owner pays no county or city property tax on that unit from 2027, but still pays school taxes and any non-ad valorem assessments.
When does a buyer first get the new exemption?
The amendment starts on January 1, 2027, but your first year depends on two older dates that did not change.
- January 1. You must hold title to the home and live in it as your permanent residence on January 1 of the tax year.
- March 1. You must file the homestead application with the county property appraiser by March 1 of that year. Section 196.011, Florida Statutes, says that missing the date waives the exemption for the year, with a narrow late-filing exception.
| You close and move in | First homestead tax year | Apply by | Non-school exemption that year |
|---|---|---|---|
| By December 31, 2026 | 2027 | March 1, 2027 | Up to $150,000 |
| During 2027 | 2028 | March 1, 2028 | Up to $250,000 |
| During 2028 | 2029 | March 1, 2029 | $250,000 plus the first inflation adjustment |
The table assumes you were a permanent Florida resident on December 31, 2026. If you were not, the next section applies.
A buyer who closes in January 2027 does not have a homestead on that home for 2027. The 2027 bill follows the property’s status on January 1, 2027, when the seller still owned it, and the title company prorates that year’s tax between buyer and seller at closing.
The savings also arrive late in the year. Property appraisers mail TRIM notices in August, and the tax bills follow in November. So the first bill that can show the new exemption is the one issued in November 2027.
What is the five-year rule for buyers moving to Florida?
Buyers who relocate from another state get a smaller exemption at first. The text applies it to any owner who “had not maintained a permanent residence in this state as of December 31, 2026.”
For that group, the amendment sets these amounts:
- School taxes: up to $25,000 of assessed value, the same as everyone else.
- All other property taxes: up to $50,000 of assessed value, adjusted for inflation starting January 1, 2028.
- From the fifth year of exemption: the same amount long-time residents receive.
That starting amount is close to what every homestead owner received in 2026. What a new resident gives up is the increase, for four tax years.
On a homestead assessed at $250,000 or more, the difference between the two groups is $100,000 of taxable value in 2027 and about $200,000 in 2028. That is $100 and about $200 for each non-school mill.
Three details in the text matter to a buyer:
- The test is residence, not ownership. The wording asks whether you maintained a permanent residence in Florida on December 31, 2026. It does not ask whether you owned a home. As written, a Florida renter who buys a first home in 2028 falls in the larger group.
- The clock counts years of exemption. The larger amount begins “with the fifth year of exemption,” so the count starts when your homestead exemption starts, not on your moving date.
- Local governments may shorten it later. Beginning January 1, 2030, a county or city may reduce the five-year requirement for its own taxes, by a two-thirds vote, for a critical local need.
The Legislature still has to write the procedure for proving where you lived on December 31, 2026. Until it does, keep records. Florida law already lists what a property appraiser may weigh when deciding permanent residence (section 196.015, Florida Statutes): a Florida driver license, voter registration, a recorded declaration of domicile, vehicle registration, the address on your federal tax return, your place of employment and utility bills at the home.
Buyers moving from out of state with a larger budget can read our guide to relocating to Florida, homestead and how to take title.
Why can’t you budget from the seller’s tax bill?
Because the seller’s bill reflects the seller’s history, and Amendment 3 makes the gap wider. Three things reset when a home changes hands.
- The assessed value. After a sale, the property is reassessed at just value on the following January 1. A long-time owner’s Save Our Homes savings do not pass to the buyer.
- The exemption. The seller’s homestead exemption ends with the seller. You start your own, on the calendar in section three.
- The group you fall in. A seller who lived in Florida for years has the larger exemption. A buyer arriving from another state has the smaller one for four years.
In 2027 and 2028, a listing may show a tax amount that already includes a $150,000 or $250,000 exemption on top of years of capped assessments. A buyer’s first full bill can be much higher than that figure.
Two of our guides go deeper on this. The first explains why Port St. Lucie property taxes change after you buy. The second shows how to run a St. Lucie County property tax estimate before you make an offer.
If you already own a Florida homestead and are moving within the state, you may be able to carry part of your Save Our Homes benefit to the next home. That is a separate rule with its own form and deadline, covered in our guide to Florida homestead portability when selling.
What does Amendment 3 leave on the tax bill?
Quite a lot. The ballot title promised relief, not a tax-free home. Three parts of a Treasure Coast bill are outside the new exemption.
- School district taxes. The exemption for school levies stays at $25,000. Every dollar of assessed value above that is still taxed by the school district.
- Value above the exemption. A home assessed at $400,000 still has $150,000 of value taxed by the county, the city and other non-school authorities in 2028.
- Non-ad valorem assessments. The homestead section of the Constitution exempts a home from taxation “except assessments for special benefits.” Fixed charges that are billed per home, not on its value, are not reduced. Community development district assessments, solid waste and stormwater fees are common examples on local bills.
How much of the bill is exposed to the new exemption also depends on who is taxing you. The City of Port St. Lucie says it receives about 22% of a resident’s total property tax bill. The rest goes to the county, the school district and other authorities, each with its own line on the TRIM notice.
What changes for second homes and investment property?
A seasonal home or a rental does not qualify for any homestead exemption, old or new. The amendment gives those owners one thing: a tighter cap on how fast the assessed value can rise.
| Rule for non-homestead property | Before January 1, 2027 | From January 1, 2027 |
|---|---|---|
| Yearly cap on assessment increases, non-school taxes | 10% | 5% |
| Yearly cap for school taxes | None | None |
| After a change of ownership | Reassessed at just value the next January 1 | The same |
For a buyer, the practical reading is simple. Your first assessment is set near what you paid, because the sale triggers a reassessment. The 5% cap protects you from that point forward, on the non-school part of the bill only.
Homestead status can also be lost. The Department of Revenue’s homestead brochure says you are no longer eligible when the home is rented or stops being your permanent residence. Owners weighing that choice can read our comparison of selling or renting a Port St. Lucie house.
How do you apply in St. Lucie, Martin and Indian River counties?
You apply to the property appraiser of the county where the home is located. The state form is the Original Application for Homestead and Related Tax Exemptions, Form DR-501, and many offices accept it online.
- Port St. Lucie, Fort Pierce and Tradition: the St. Lucie County Property Appraiser.
- Stuart, Palm City, Jensen Beach and Hobe Sound: the Martin County Property Appraiser.
- Vero Beach and Sebastian: the Indian River County Property Appraiser.
The Department of Revenue’s brochure for homestead applicants (PT-113) says the office may ask for proof of residency: your Florida driver license or identification card, evidence that you gave up a license from another state, your Florida vehicle tag, your voter registration, a declaration of domicile and proof of utility payments at the address.
If you miss March 1, section 196.011 allows a late application on or before the 25th day after the TRIM notices are mailed. The property appraiser may grant it when you show you were unable to file on time. If the office does not, you may petition the value adjustment board by that same deadline, with a $15 filing fee.
What about owners who already have a homestead? As of November 12, 2026, the state has not published a new procedure for them. The Department of Revenue’s bulletin says it will communicate rulemaking, updated forms and guidance as they become available. Check your property appraiser’s website before assuming anything is automatic.
What is still undecided after the vote?
The amendment is in the Constitution, but several pieces that affect a buyer’s budget are not settled yet.
The implementing law. The text directs the Legislature to “prescribe uniform procedures” for the new-resident rule and for local increases. WUSF reported on November 5, 2026 that the governor expects a special session for that legislation. Until it passes, the forms and proof requirements are not final.
Local budgets and tax rates. The exemption removes taxable value, and local governments decide each year how to respond. The Revenue Estimating Conference projected a drop in local non-school property tax revenue of $4.95 billion in fiscal year 2027-28 and $8.78 billion in 2028-29, according to the House analysis.
Locally, the City of Port St. Lucie’s Amendment 3 page, published before the vote, estimated a loss of $26.3 million in the first year and $22.1 million in the second. The city also says about 62% of its residential parcels have a homestead exemption, compared with 47% statewide.
Each taxing authority sets its millage rate every summer, and it can also change fees and assessments. None of that is known for 2027. That is the reason this guide gives the saving per mill and not as a single dollar promise.
Further changes. The ballot statement says the amendment “requires, through general law, a schedule for full elimination” of homestead property taxes for non-school levies. No schedule exists today. Treat any forecast beyond 2028 as unknown.
What should a Treasure Coast buyer do now?
Use the rule as it is written today, and keep your paperwork in order. This checklist works for a purchase in any of the three counties.
- Decide which group you are in. Were you a permanent Florida resident on December 31, 2026? If yes, plan on the larger exemption. If no, plan on up to $50,000 for your first four years of exemption.
- Save your proof of residence. Keep your Florida license, voter registration, lease or closing statement, and utility bills dated on or before December 31, 2026.
- Estimate from the price, not the listing. Start with what you expect to pay, subtract the exemption for your group, and apply the non-school and school rates separately.
- Add the fixed charges. Ask for the current tax bill and read the non-ad valorem section line by line.
- Check the closing date against January 1. Owning and living in the home on January 1 starts your homestead a full year sooner.
- File by March 1. Put the date on your calendar the day you close. If you owned a Florida homestead before, file the portability form at the same time.
- Read the August TRIM notice. It is the first document that shows your assessed value, your exemptions and the proposed rates together.
Jeannie has lived in St. Lucie County for more than 17 years and works with buyers in St. Lucie, Martin and Indian River counties in English and Spanish. On a purchase, her part of the tax question is practical: pulling the tax record for the address, separating the value-based taxes from the fixed assessments, pointing you to the county’s own estimator, and reminding you of the March 1 filing date after closing. The eligibility decision belongs to the property appraiser, and the tax advice belongs to your CPA.
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Tracee Hendershott, Google review, August 7, 2024
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Frequently Asked Questions
Yes. The Florida Department of Revenue’s bulletin of November 5, 2026 states that voters approved Amendment 3, House Joint Resolution 1-F, in the November 3, 2026 general election. It needed 60% of the vote, and news reports put the yes vote near 62%. It takes effect January 1, 2027.
It first applies to the 2027 tax roll. The non-school exemption is up to $150,000 of assessed value in 2027 and up to $250,000 from 2028, with inflation adjustments beginning in 2029. Bills for 2026 are not affected. The first tax bill that can show the change is the one issued in November 2027.
No. School district taxes keep the $25,000 exemption, value above the new exemption is still taxed, and non-ad valorem assessments such as community development district charges are not reduced. A homestead assessed at $150,000 or less in 2027 would owe no county or city property tax, but would still owe school taxes and assessments.
Not at first. An owner who had not maintained a permanent residence in Florida as of December 31, 2026 receives up to $25,000 for school taxes and up to $50,000 for other taxes. Beginning with the fifth year of exemption, that owner receives the same amount as other homestead owners. A county or city may shorten the wait starting in 2030.
No new procedure for existing homestead owners had been published as of November 12, 2026. The Department of Revenue says it will issue guidance and updated forms as the amendment is carried out. Watch your county property appraiser’s website. A buyer of a home always files a new application, by March 1.
The exemption does not, because it requires a permanent residence. Those properties benefit from a different part of the amendment: the yearly cap on assessment increases for non-homestead property drops from 10% to 5% for non-school taxes on January 1, 2027. A sale still resets the assessment to just value.
Know the Tax Bill Before You Make an Offer
The new exemption helps most Florida residents who buy a home to live in, and it works differently for buyers arriving from another state. Jeannie works with buyers in Port St. Lucie, Stuart, Vero Beach and across the Treasure Coast, in English and Spanish, and can go through the tax record and the calendar for any home you are considering.
Jeannie Jacobson, REALTOR®, RE/MAX Gold, (772) 877-0268, English and Spanish
Sources
- Florida Legislature, Enrolled CS/HJR 1F (2026 Special Session F), amendments to Article VII, sections 4, 6 and 9 and Article XII, with the ballot statement, https://www.flsenate.gov/Session/Bill/2026F/1F/BillText/er/PDF (accessed November 12, 2026)
- Florida House of Representatives, Final Bill Analysis of CS/HJR 1F, June 16, 2026, https://flsenate.gov/Session/Bill/2026F/1F/Analyses/h0001z.SAC.PDF (accessed November 12, 2026)
- Florida Department of Revenue, Property Tax Oversight Informational Bulletin PTO 26-21, Constitutional Amendment 3, November 5, 2026, https://floridarevenue.com/property/Documents/PTO_BUL_26-21.pdf (accessed November 12, 2026)
- Florida Department of Revenue, Additional Homestead Exemption Adjustment (2026 amount of $26,411), revised January 2026, https://www.floridarevenue.com/property/Documents/cpi_homestead_exemption.pdf
- Florida Department of Revenue, Property Tax Information for Homestead Exemption, PT-113, R. 08/25, https://floridarevenue.com/property/Documents/pt113.pdf (accessed November 12, 2026)
- Florida Statutes 2026, sections 196.011, 196.015 and 196.031, http://www.leg.state.fl.us/statutes/ (accessed November 12, 2026)
- City of Port St. Lucie, Amendment 3: What Florida Voters Should Know (published before the election), https://www.cityofpsl.com/Government/Your-City-Government/Departments/City-Manager/Amendment-3-What-Florida-Voters-Should-Know (accessed November 12, 2026)
- WUSF, Florida voters approved Amendment 3. But what happens next?, November 5, 2026, https://www.wusf.org/politics-issues/2026-11-05/florida-voters-approved-amendment-3-what-happens-next (vote share and the expected special session)
- St. Lucie County Property Appraiser, https://www.paslc.gov/ (homestead filing; confirm current instructions on the site)