Florida Amendment 3 Passed: What the Bigger Homestead Exemption Means for You

Voters just approved Florida Amendment 3, a constitutional amendment that raises the homestead exemption for primary homes. Delray Beach and Boca Raton homeowners should start seeing real property tax relief in 2027.

What Is Florida Amendment 3?

Amendment 3 passed on November 3, 2026, with about 62% of the vote. That cleared the 60% threshold Florida requires for constitutional amendments. The measure raises the homestead exemption on primary residences. It also lowers the annual assessment cap on non-homestead properties, like rentals and second homes.

How Much Bigger Is the Homestead Exemption Under Florida Amendment 3?

Most primary homeowners currently get about $50,000 off their taxable value for non-school taxes. Amendment 3 raises that exemption to $150,000 starting January 1, 2027. It rises again to $250,000 on January 1, 2028. After that, the exemption adjusts yearly for inflation. The separate $25,000 school-tax exemption stays the same.

When Does Florida Amendment 3 Take Effect?

So the new exemption applies starting with the 2027 tax roll. That means the $150,000 exemption shows up on bills issued in late 2027. The second increase, to $250,000, follows on January 1, 2028. Lawmakers still need to pass rules that carry out some parts of the amendment.

What About Second Homes, Rentals, and Investment Properties?

Non-homestead properties don’t qualify for the bigger exemption. They do get a real benefit, though. As a result, their annual assessment cap drops from 10% to 5%, starting in 2027. That means taxable value on a rental or investment property can rise more slowly each year.

Why Florida Amendment 3 Is Good News for Delray Beach and Boca Raton Homeowners

A bigger exemption lowers the real cost of owning a home here. In fact, that matters in a market where HOA fees and insurance have already been climbing. For buyers weighing a purchase, it can make the monthly numbers work a little easier.

We’re hearing this a lot from buyers right now: the worry that they have to close on a home before December 31 to avoid a five-year wait for the full exemption. That’s not quite right. What actually matters is establishing Florida residency by the end of the year, not necessarily owning yet. Clearing up that distinction has become part of almost every conversation we’re having with out-of-state buyers this fall.

What Should You Do Now That Florida Amendment 3 Has Passed?

• Confirm your current homestead status with the Palm Beach County Property Appraiser.
• Know the new exemption doesn’t start until the 2027 tax roll, not right away.
• If you’re a new Florida resident, ask about the residency rule for the full $250,000 exemption.
• Talk with a tax professional about how the change affects you.

Sources: Fox 13 Tampa Bay, “Florida Amendment 3 explained,” November 2026 and Florida Chamber of Commerce, “Florida’s 2026 Property Tax Amendment”.

Frequently Asked Questions

When exactly does the new homestead exemption start?

The first increase, to $150,000, applies starting with the 2027 tax roll. The second increase, to $250,000, follows on January 1, 2028.

Does this lower my school taxes too?

No. The $25,000 school-tax exemption stays the same. In short, only the non-school exemption increases under Amendment 3.

What if I just moved to Florida?

New residents usually need five years of Florida residency before they qualify for the full $250,000 exemption. However, local governments can shorten that wait with a two-thirds vote.
This reflects ballot language and news coverage of Florida’s Amendment 3 as of November 2026. Some details still depend on bills Florida lawmakers haven’t passed yet. This is general information, not legal or tax advice. So confirm how the exemption applies to you with the Palm Beach County Property Appraiser or a Florida tax professional.
Curious how Amendment 3 could affect your next move? Contact our team, or search current Delray Beach homes to get started.