Florida voters approved Amendment 3 on November 3, 2026, raising the homestead exemption on primary residences to $150,000 in 2027 and $250,000 in 2028. The measure received about 62% of the vote in unofficial returns, clearing the 60% needed to amend the Florida Constitution.
If you've been weighing a move from California, New York, Texas, Georgia or Kansas, the amendment lowers the property tax bill on a primary home here, and it sets a residency deadline that affects anyone planning a move. Below is what passed, how it applies to people who are new to Florida, and what it means if you're shopping for a home in Jupiter or anywhere in Palm Beach County.
Amendment 3 increases the homestead exemption for non-school property taxes and slows how fast taxable values can rise on other property. The main changes, according to WFTV's summary of the measure and the ballot language reported by NBC Miami:
The changes take effect January 1, 2027.
Yes, after a waiting period. Under the amendment, people who were not Florida residents on December 31, 2026 receive the current homestead exemption when they first qualify. The larger exemption starts in their fifth year of receiving a homestead exemption.
For buyers already planning a move, December 31, 2026 is the date to plan around. A buyer who is a Florida resident on that date is treated like any other existing resident under the new rules. A buyer who arrives in 2027 or later starts with today's exemption and steps up to the larger one in year five.
What counts as establishing Florida residency for this purpose is a question for your tax advisor and the Palm Beach County Property Appraiser. If you're close to making the move, ask them now rather than in January.
New residents still get Florida's existing homestead protections from the first year they qualify. Along with the current exemption, that includes the Save Our Homes cap, which limits yearly increases in a homestead's assessed value to 3% or the change in the Consumer Price Index, whichever is lower. To claim a homestead exemption, you need to own the home and live in it as your permanent residence on January 1, then file with the county property appraiser by March 1.
Florida has no state personal income tax, and that has been the headline reason for relocation for years. Amendment 3 adds a property tax advantage for homeowners on top of it. Where you're moving from shapes how much that matters.
Both states tax personal income at the state level. Buyers coming from these markets usually see the income tax savings first. Once the full exemption phases in, a Florida homestead also carries a lower property tax bill than it does today. If you're making this move, our guides to relocating from New York to Jupiter and moving from NYC to South Florida cover the lifestyle side of the switch.
Texas also has no state income tax, which is why many relocating families chose it over Florida during the last wave of moves. Without an income tax, Texas local governments lean heavily on property taxes. Amendment 3 moves Florida further in the other direction for primary homes, which gives buyers who settled in Austin, Dallas or Houston a new reason to compare the two states again.
Georgia and Kansas both tax personal income. For buyers from either state, Florida now pairs no income tax with a homestead exemption that will be roughly five times today's level by 2028, along with the beaches and year-round golf that draw people to Palm Beach County in the first place.
Many buyers at the higher end of the market start with a second home in Florida and change their primary residence later. For those buyers, the most immediate change is the lower cap on non-homestead property. Starting in 2027, the assessed value on a second home or investment property can rise by no more than 5% a year for non-school taxes, down from 10%.
On a high-value estate, the homestead exemption itself is a smaller share of the total tax bill. The larger draw for these buyers remains Florida's income tax structure and the lifestyle: private clubs and waterfront estates from Jupiter to Palm Beach. Our guide to the best golf communities in Jupiter and our collection of featured luxury listings in Palm Beach and Jupiter are good places to start.
Local governments will collect less property tax revenue, and opponents of the measure, including groups of firefighters, police and local officials, warned it could strain services in smaller counties. Local governments don't expect a significant revenue drop until fall 2027, with a larger reduction in 2028. How each city and county responds will show up in their budgets and millage rates over the next two years, so review the latest figures for any town you're considering.
Did Florida Amendment 3 pass? Yes. Amendment 3 passed on November 3, 2026 with about 62% of the vote in unofficial returns. Florida constitutional amendments need 60% to pass. Results are final once certified.
When does Florida Amendment 3 take effect? January 1, 2027. The homestead exemption for non-school taxes rises to $150,000 in 2027 and $250,000 in 2028.
Does Amendment 3 eliminate property taxes in Florida? No. It raises the homestead exemption for non-school taxes. School district taxes still apply in full.
Do new Florida residents get the $250,000 homestead exemption? Yes, starting in their fifth year of receiving a homestead exemption. People who were not Florida residents on December 31, 2026 receive the current exemption when they first qualify.
Does Amendment 3 apply to second homes and rental properties? The larger homestead exemption applies only to a primary residence. Second homes and rentals benefit from the lower cap on assessment increases, which drops from 10% to 5% a year for non-school taxes.
Amendment 3 changes the numbers for anyone buying a primary home in Florida over the next few years, and the timing of your move now plays a part in how soon you see the full benefit. Our team works with relocating buyers, from families moving out of New York and California to second-home buyers who plan to make Jupiter their full-time address. We can walk you through the communities and the local tax picture for the towns on your list, and connect you with the tax and legal professionals who can answer the residency questions. If you're earlier in the process, start with our guide to moving to Palm Beach County and our breakdown of whether Florida is tax friendly for new residents.
The Meyer Lucas Team serves buyers, sellers, relocators and investors throughout Jupiter, Palm Beach Gardens, North Palm Beach, Juno Beach, Tequesta, West Palm Beach, Palm Beach, Palm Beach County, and Martin County, including Stuart and Hobe Sound.
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