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Florida Amendment 3 Calculator: What Would the Homestead Change Mean for You?
Enter your homestead's assessed value and county to estimate how Amendment 3 would change your non-school property taxes in 2027 and 2028 compared with current law. The vote is November 3, 2026. Results are pending. This is an educational estimate, not a prediction or a recommendation on how to vote.
Estimate your savings
Use the assessed value from your TRIM notice or property appraiser record, not the market value. Your bill's actual millage depends on your city and districts. The county average is a starting point.
How it is calculated: current law uses the 2026 amounts ($25,000 off all levies plus $26,411 off non-school levies on assessed value above $50,000). The 2027 current-law amount will be inflation-adjusted again, so the real difference may be slightly smaller. Under Amendment 3, the first $150,000 (2027) or $250,000 (2028) of assessed value is exempt from non-school levies. We hold your assessed value and millage constant, and leave out other exemptions (senior, veteran, disability) and non-ad valorem assessments.
What Amendment 3 would change
These points are taken from the official full text (HJR 1F) and the Division of Elections ballot summary:
- Bigger homestead exemption for non-school taxes. The first $150,000 of assessed value would be exempt from all non-school levies starting January 1, 2027, rising to $250,000 starting January 1, 2028. The $250,000 amount would be adjusted for inflation each year starting in 2029 (only when CPI rises).
- School taxes unchanged. The exemption for school district levies stays at $25,000.
- New residents wait. Someone who had not maintained a permanent residence in Florida as of December 31, 2026 gets $25,000 (school) and $50,000 (non-school) until the fifth year of exemption, then the full amount. The $50,000 is inflation-adjusted starting in 2028. From 2030, a county or city may shorten the wait by a two-thirds vote for a critical local need.
- Local option to go further. The Legislature must create a uniform procedure for counties and cities to raise the exemption for their own levies, up to the full assessed value. Special districts could do the same with voter approval in a referendum.
- Non-homestead cap cut from 10% to 5%. For second homes, rentals and commercial property, yearly increases in assessed value for non-school levies would be capped at 5% starting January 1, 2027, instead of 10%.
- Limits on how counties and cities spend property taxes. Their property tax revenue would be limited to public safety, education and schools, infrastructure, natural resources, bond debt service, employee retirement benefits, and operations and administration, plus other expenditures approved by local governing bodies unless prohibited by general law.
- Save Our Homes stays. The 3% (or CPI, if lower) cap on homestead assessment increases and portability are not changed.
Example savings at Hillsborough County's average millage
| Assessed value | Non-school tax today | Savings 2027 | Savings 2028 |
|---|---|---|---|
| $100,000 | $608 | $608 | $608 |
| $200,000 | $1,860 | $1,234 | $1,860 |
| $300,000 | $3,111 | $1,234 | $2,485 |
| $400,000 | $4,363 | $1,234 | $2,485 |
| $600,000 | $6,866 | $1,234 | $2,485 |
12.52 non-school mills = Hillsborough County's average non-school levy in 2025 (Florida Department of Revenue). Estimates only.
Estimated savings on a median-value home, by county
Each row applies the amendment to the county's median home value (Census ACS 2020–2024), treated as the assessed value, at the county's average 2025 non-school millage. Long-time owners usually have assessed values below market value because of Save Our Homes, so their savings may be lower. Click a heading to sort.
| County | Median value | Non-school mills | Savings 2027 | Savings 2028 |
|---|---|---|---|---|
| St. Lucie | $347,300 | 15.26 | $1,505 | $3,031 |
| Alachua | $288,800 | 14.64 | $1,443 | $2,907 |
| Broward | $414,600 | 13.38 | $1,319 | $2,657 |
| Hillsborough | $371,500 | 12.52 | $1,234 | $2,485 |
| Leon | $301,800 | 12.43 | $1,226 | $2,469 |
| Pinellas | $355,100 | 12.20 | $1,203 | $2,423 |
| Volusia | $313,000 | 12.14 | $1,197 | $2,410 |
| Miami-Dade | $463,000 | 11.86 | $1,169 | $2,355 |
| Flagler | $364,900 | 11.81 | $1,164 | $2,345 |
| Duval | $303,500 | 11.55 | $1,139 | $2,294 |
| Palm Beach | $447,300 | 11.17 | $1,101 | $2,218 |
| Orange | $390,100 | 10.96 | $1,081 | $2,177 |
| Pasco | $300,900 | 10.94 | $1,079 | $2,173 |
| Martin | $432,200 | 10.88 | $1,073 | $2,161 |
| Polk | $266,500 | 10.15 | $1,000 | $2,015 |
| Seminole | $386,900 | 10.10 | $996 | $2,006 |
| Hendry | $219,200 | 11.83 | $1,166 | $1,984 |
| Citrus | $245,500 | 10.12 | $998 | $1,965 |
| Nassau | $382,800 | 9.86 | $973 | $1,959 |
| Osceola | $353,300 | 9.67 | $953 | $1,920 |
| Lake | $318,400 | 9.55 | $941 | $1,896 |
| Baker | $256,700 | 9.29 | $916 | $1,845 |
| Marion | $243,100 | 9.56 | $943 | $1,833 |
| Charlotte | $328,900 | 9.18 | $905 | $1,823 |
| Bradford | $212,500 | 11.21 | $1,105 | $1,805 |
| Clay | $312,500 | 9.07 | $895 | $1,802 |
| Escambia | $257,200 | 8.77 | $865 | $1,742 |
| Lee | $362,200 | 8.68 | $856 | $1,723 |
| Brevard | $339,600 | 8.46 | $834 | $1,679 |
| Indian River | $351,500 | 8.41 | $829 | $1,671 |
| Hernando | $276,000 | 8.30 | $819 | $1,649 |
| Manatee | $391,400 | 8.25 | $813 | $1,638 |
| Wakulla | $258,300 | 8.02 | $790 | $1,592 |
| Jefferson | $232,600 | 8.57 | $845 | $1,553 |
| St. Johns | $489,200 | 7.70 | $759 | $1,529 |
| Gilchrist | $199,900 | 10.13 | $999 | $1,504 |
| Levy | $190,600 | 10.71 | $1,056 | $1,490 |
| Bay | $310,500 | 7.36 | $726 | $1,462 |
| Okaloosa | $351,200 | 6.90 | $680 | $1,370 |
| Gulf | $250,000 | 6.90 | $680 | $1,370 |
| Gadsden | $174,900 | 10.89 | $1,074 | $1,345 |
| Columbia | $194,900 | 9.34 | $920 | $1,339 |
| Union | $169,500 | 11.26 | $1,110 | $1,330 |
| Sarasota | $411,800 | 6.66 | $656 | $1,322 |
| DeSoto | $174,100 | 10.65 | $1,050 | $1,307 |
| Okeechobee | $193,000 | 9.05 | $892 | $1,282 |
| Franklin | $273,300 | 6.41 | $632 | $1,273 |
| Santa Rosa | $329,800 | 6.30 | $621 | $1,252 |
| Highlands | $187,900 | 9.17 | $904 | $1,252 |
| Sumter | $385,400 | 6.29 | $620 | $1,250 |
| Suwannee | $171,600 | 10.25 | $1,010 | $1,231 |
| Putnam | $160,300 | 10.85 | $1,070 | $1,181 |
| Dixie | $132,000 | 14.46 | $1,166 | $1,166 |
| Washington | $171,000 | 9.63 | $950 | $1,152 |
| Lafayette | $157,200 | 10.84 | $1,068 | $1,146 |
| Glades | $137,000 | 13.04 | $1,116 | $1,116 |
| Collier | $540,700 | 5.57 | $549 | $1,106 |
| Monroe | $780,600 | 5.29 | $521 | $1,050 |
| Walton | $425,100 | 4.89 | $482 | $971 |
| Calhoun | $145,300 | 10.11 | $949 | $949 |
| Hardee | $153,600 | 8.87 | $875 | $907 |
| Liberty | $127,300 | 9.79 | $743 | $743 |
| Madison | $116,200 | 9.83 | $637 | $637 |
| Taylor | $114,600 | 9.80 | $619 | $619 |
| Jackson | $120,800 | 8.90 | $617 | $617 |
| Holmes | $110,200 | 10.28 | $604 | $604 |
| Hamilton | $111,200 | 9.68 | $579 | $579 |
The non-homestead cap: 10% vs 5%
For property that is not your homestead, the cap limits how fast the assessed value used for non-school taxes can rise each year. School taxes use full market value. See how the two caps compare if the market keeps rising:
Simplified: assumes the property starts with assessed value equal to market value and no sale, improvement or change of ownership (those can reset the assessment to market value).
Frequently asked questions
When does Florida vote on Amendment 3?
On November 3, 2026. Like every proposed amendment to the Florida Constitution, it needs at least 60% of the votes cast on the measure to pass (Article XI, Section 5(e)). If approved, it takes effect January 1, 2027.
Does Amendment 3 change school property taxes?
No. Under the amendment text, the homestead exemption for school district levies stays at $25,000. The larger exemption applies only to non-school levies (county, city and special districts).
How much would Amendment 3 save on a $300,000 home?
At Hillsborough County's average 2025 non-school millage (12.52 mills), a homestead assessed at $300,000 would save roughly $1,234 in 2027 and $2,485 in 2028 compared with current exemption amounts, if millage rates stayed the same. Rates vary by city and district.
What if I move to Florida in 2027?
The text says a person who had not maintained a permanent residence in Florida as of December 31, 2026 gets a $25,000 school exemption and a $50,000 non-school exemption, and the full increased exemption starting with the fifth year of exemption. The official ballot summary adds "to the extent permitted by the U.S. Constitution". Starting in 2030, a county or city may shorten the five-year wait by a two-thirds vote for a critical local need.
Will my tax bill definitely go down?
Not necessarily. The amendment changes exemptions and caps, not millage rates. Local governments set millage each year and could change rates. This estimate holds today's average rates constant.
Sources
- Florida Division of Elections: initiative detail and ballot summary
- Full text of CS/HJR 1F (2026F), enrolled
- Florida House: HJR 1F bill history
- Florida Constitution, Article XI, Section 5 (60% approval requirement)
- Florida Department of Revenue, Millage and Taxes Levied, 2025; 2026 additional homestead exemption adjustment.