Florida Amendment 3 in 2026: What Central Florida Homeowners Should Know

Information checked October 16, 2026

Property taxes are part of every homeownership budget. For buyers and homeowners in Winter Garden, Windermere, Oakland, and the greater Orlando area, Florida Amendment 3 is a proposal to watch this fall.

Voters will decide on the measure on November 3, 2026. It needs at least 60% approval to pass. Until then, current property tax rules remain in effect. The St. Johns County Property Appraiser provides an official overview.

What would Florida Amendment 3 change?

If approved, the amendment would increase the homestead exemption for qualifying properties for non-school property taxes:

2027: $150,000 exemption
2028: $250,000 exemption
2029 onward: Adjusted for inflation

These are exemption amounts, not checks or dollar-for-dollar tax savings. An exemption reduces the property value used to calculate applicable taxes. The proposal would take effect January 1, 2027, if approved. See the Florida Department of State’s ballot summary.

Why does December 31, 2026 matter?

The ballot summary distinguishes between people who are Florida residents on December 31, 2026, and those who are not. People who are not residents on that date would receive the existing exemption when they qualify for homestead, with the larger exemption beginning in their fifth year of exemption, to the extent permitted by the U.S. Constitution.

Residency alone does not establish homestead eligibility. Buying a property before year-end also does not automatically guarantee the larger exemption. Relocating buyers should confirm their circumstances with the county property appraiser before relying on projected savings.

How does ordinary homestead eligibility work?

Under current rules, a person generally must own the property and make it a permanent residence by January 1 to qualify for that tax year. The regular application deadline is March 1. Your county property appraiser determines eligibility and the documentation required.

The December 31 provision in Amendment 3 and the January 1 homestead requirements address different questions. Keep both in mind when planning a move. Review the Florida Department of Revenue’s homestead guidance.

Would Amendment 3 eliminate my property tax bill?

No. School property taxes would still apply. Save Our Homes and portability would remain unchanged, according to the property appraiser’s overview.

For a homeowner, the useful question is how the proposed exemption would interact with the home’s assessed value and applicable local tax rates. Avoid budgeting around a single statewide savings estimate.

What about investment properties and vacation homes?

Properties that do not qualify as homesteads would not receive the larger homestead exemption. However, the proposal would lower the annual assessment-increase limit for covered non-homestead properties from 10% to 5% for non-school levies.

This limits assessment growth, not the annual increase in the total tax bill. The proposed text retains provisions for reassessment after ownership changes and for improvements. Investors should review those details rather than assuming every property’s assessment can rise only 5% under all circumstances. See the full proposed constitutional amendment.

What else is included?

The proposal also addresses procedures for larger local homestead exemptions and the permitted uses of county and municipal property tax revenue. Those provisions mean the measure reaches beyond an individual homeowner’s exemption.

Planning a purchase in Central Florida?

Compare homes using a complete ownership budget: estimated property taxes, insurance, HOA dues, financing, and maintenance. Ask for an estimate based on your expected ownership situation rather than relying only on a seller’s current tax bill.

If you are considering a home in Winter Garden, Windermere, Oakland, or the Orlando area, contact Emily Porto to discuss your search and the questions to raise with the local property appraiser.

This article provides general real estate information, not individual tax or legal advice. Amendment 3 is a proposed constitutional change as of the date above; eligibility and implementation should be confirmed with the appropriate authorities.