If you own a home in Broward, or are planning a move here, Amendment 3 is one of the most significant property tax changes Florida has seen in years. Here’s what it means for you, in plain language.
The short answer: Florida voters approved Amendment 3 on November 3, 2026. Beginning January 1, 2027, the homestead exemption on non-school property taxes rises to $150,000, then to $250,000 in 2028. Second homes and rental properties don’t receive the larger exemption, but the annual cap on increases in their assessed value drops from 10% to 5%. School taxes, Save Our Homes and portability stay the same.
Election-night returns showed the amendment passing with about 62% of the vote, above the 60% it needed. The results become official once the state certifies them.
What does Amendment 3 change, at a glance?
- Homestead owners: a much larger exemption on non-school taxes, phased in over two years
- Second homes, rentals and investment property: no larger exemption, but slower growth in assessed value
- New Florida residents: a residency date of December 31, 2026 determines who qualifies for the full benefit right away
- School taxes: unchanged, with the same $25,000 exemption
- Timing: effective January 1, 2027, with the first affected tax bills arriving in November 2027
What does Amendment 3 mean if you live in your home?
Today, a Florida homestead receives up to $51,411 in exemptions for 2026: $25,000 that applies to all taxes, including school taxes, and an additional $26,411 that applies only to non-school taxes.
Under Amendment 3:
- School taxes: the $25,000 exemption stays the same.
- Non-school taxes (county, city and special districts): the exemption rises to $150,000 in 2027 and $250,000 in 2028.
- 2029 and beyond: the non-school exemption adjusts each year with inflation.
A simple way to estimate your savings: compared with today, the new structure shields about $98,600 more of your assessed value from non-school taxes in 2027 and about $198,600 more in 2028. For every 1 mill of non-school millage on your bill, that works out to roughly $99 a year in 2027 and $199 a year in 2028, assuming your assessed value is above those amounts and millage rates stay the same. You can find your property’s millage rates on your TRIM notice or tax bill.
If your assessed value is lower than the new exemption, the non-school portion of your taxable value could fall to zero. You would still pay school taxes and any non-ad valorem assessments.
What does it mean for a second home, rental or investment property?
The larger exemption applies only to a primary residence with a homestead exemption. Second homes, rentals and commercial property don’t qualify.
What does change is the assessment cap. Today, the assessed value of non-homestead property can rise up to 10% a year for non-school taxes. Under Amendment 3, that cap drops to 5%. School taxes remain uncapped and continue to be based on market value.
For investors, that means more predictable carrying costs over time, especially in neighborhoods where values are rising. It’s worth building into any long-term hold projection. More on investing in South Florida real estate.
What does Amendment 3 mean if you’re relocating to Broward?
This is the detail that matters most for anyone planning a move.
- Florida residents as of December 31, 2026: qualify for the larger exemption, including people who establish residency by that date and buy a home later.
- New residents on or after January 1, 2027: start with a $50,000 non-school exemption. They become eligible for the larger exemption after four years of homestead, beginning January 1 of their fifth year.
If you’re already planning a move to South Florida, the timing of your residency may carry real financial weight. Establishing permanent residency is a legal and tax question, so speak with a Florida tax advisor or attorney about your situation before the end of the year. For the rest of the move, see my South Florida relocation guide.
What isn’t changing?
- Save Our Homes: annual increases in a homestead’s assessed value are still capped at 3% or the rate of inflation, whichever is lower.
- Portability: you can still carry your Save Our Homes benefit to a new Florida homestead.
- Other personal exemptions: senior, veteran, widow or widower, and disability exemptions are unchanged.
- Non-ad valorem assessments: fees such as fire or solid waste assessments aren’t reduced by the larger exemption.
- Millage rates: your city, the county and other taxing authorities still set them through their annual budgets.
When will homeowners see the change?
- January 1, 2027: Amendment 3 takes effect, with the $150,000 non-school exemption
- August 2027: TRIM notices show the first estimates that reflect the change
- November 2027: the first tax bills reflecting Amendment 3 arrive
- January 1, 2028: the non-school exemption rises to $250,000
- January 1, 2029: the exemption begins adjusting annually for inflation
The Legislature may also pass implementing laws that refine eligibility and procedures. Your 2026 bill, mailed this month, is not affected. Here’s what to know about this year’s Broward tax bill.
What could it mean for the Broward market?
Supporters framed Amendment 3 as relief for homeowners. Opponents, including some local officials and public safety groups, raised concerns about the effect on local budgets. Both perspectives point to the same practical takeaway: your final bill will depend on the amendment and on how Broward’s cities and taxing districts set their budgets and millage rates in 2027.
For homeowners, lower non-school taxes can meaningfully change the monthly cost of owning, and that’s often part of how buyers weigh a purchase. For sellers, expect buyers to ask how Amendment 3 applies to your home, so it helps to understand your own numbers before you list. A current home value is a good place to start.
What should Broward homeowners do now?
- Confirm your homestead status on the Broward County Property Appraiser‘s website.
- If you bought a home in 2026, file for your homestead exemption by March 1, 2027.
- If you’re relocating, talk with a tax advisor about your residency timing before December 31.
- If you own investment property, revisit your long-term projections with the 5% cap in mind.
Frequently asked questions
Did Amendment 3 pass in Florida?
Yes. Election-night returns on November 3, 2026 showed the amendment passing with about 62% of the vote. Constitutional amendments in Florida need at least 60% to pass. The results become official once the state certifies them.
When does Amendment 3 take effect?
January 1, 2027. The first property tax bills that reflect the change arrive in November 2027.
Does Amendment 3 eliminate property taxes for homeowners?
No. Homestead owners still pay school taxes, which keep only the $25,000 exemption, along with any non-ad valorem assessments.
Does Amendment 3 apply to second homes or rental properties?
The larger exemption doesn’t. Non-homestead property instead benefits from a lower cap on annual assessed value increases for non-school taxes, which drops from 10% to 5%.
I’m moving to Florida in 2027. Will I get the full exemption?
Not right away. New residents who establish residency on or after January 1, 2027 start with a $50,000 non-school exemption and become eligible for the larger exemption in their fifth year of homestead. Residents as of December 31, 2026 qualify for the larger amounts.
Does Amendment 3 change Save Our Homes or portability?
No. The 3% Save Our Homes cap and portability both stay in place.
How much will I save on my Broward property taxes?
It depends on your assessed value and your local millage rates. As a rough guide, each mill of non-school millage equals about $99 in annual savings in 2027 and about $199 in 2028 for a homestead valued above the new exemption amounts.
Let’s look at your numbers
Every home’s tax picture is a little different. If you’d like to understand how Amendment 3 could affect your property, or how it fits into a move, a second home or an investment, I’m happy to walk through it with you.
Request your home valueSources
- Florida Legislature, CS/HJR 1F (2026 Special Session F)
- Florida Department of Revenue, Property Tax Oversight
- Broward County Property Appraiser
- Florida county property appraiser Amendment 3 FAQs
- Election-night returns, November 3, 2026
This article is for general information only and is not tax or legal advice. Consult a qualified tax professional about your situation.
Tina Cappiello is a South Florida Real Estate Advisor with Compass, specializing in relocation, lifestyle-driven real estate, second homes and investment properties across Coral Springs, Parkland, Fort Lauderdale, Pompano Beach and Boca Raton. She is also a vacation rental owner in Pompano Beach.
