Florida Amendment 3 Passed: New Homestead Exemption Explained (2026)

Florida Amendment 3 Passed: What the $250,000 Homestead Exemption Means for You

Florida voters approved Amendment 3 on Nov. 3, 2026, raising the homestead exemption for non-school property taxes to $150,000 in 2027 and $250,000 in 2028. It needed 60% to pass and got about 62% statewide in unofficial returns, according to CBS12 and Bay News 9. In Palm Beach County, it got exactly 60.00%. Here's what changes, when it shows up on your tax bill, how to estimate your savings, and what it could mean for Wellington and the county.

Amendment 3 at a glance

Result: Approved Nov. 3, 2026, with about 62% statewide (unofficial). Palm Beach County: 60.00% yes (326,522) to 40.00% no (217,637), unofficial
Homestead exemption: Rises from $50,000 to $150,000 in 2027 and $250,000 in 2028 for non-school taxes, then adjusts for inflation
School taxes: Not affected. The bigger exemption doesn't apply to school district taxes
Non-homestead property: The yearly cap on assessment increases for rentals, second homes and businesses drops from 10% to 5%
New residents: People who weren't Florida residents on Dec. 31, 2026 get the current exemption at first, with the larger one starting in their fifth year
Local spending: Counties and cities must direct property tax revenue to purposes such as public safety, education, infrastructure and natural resources

What Amendment 3 does

Amendment 3 changes Florida's constitution to give homeowners a much larger break on the taxes that fund counties, cities and special districts. According to reporting by CBS12, News4Jax and NBC 6:

A bigger homestead exemption. For your primary residence, the exemption on non-school property taxes rises from $50,000 to $150,000 in 2027 and $250,000 in 2028, then adjusts for inflation in later years.
School taxes stay the same. School district property taxes are not affected by the larger exemption.
A tighter cap for non-homestead property. Assessment increases on rentals, second homes and commercial property are capped at 5% a year instead of 10%.
New arrivals wait. People who were not Florida residents on Dec. 31, 2026 get the current exemption when they first qualify and the larger one starting in their fifth year, News4Jax reported.
Spending rules. Counties and municipalities must use property tax revenue for specified purposes, including public safety, education, infrastructure and natural resources.

When you'll see it on your tax bill

The $150,000 exemption applies to the 2027 tax year, and the $250,000 exemption to 2028. Florida property tax bills go out in the fall, so most homeowners will first see the change on the bill that arrives in November 2027. Local governments don't expect a significant drop in revenue until fall 2027, with a much larger reduction in 2028, Bay News 9 reported.

How much will you save?

Savings depend on your home's assessed value and the non-school tax rates where you live, and those rates can change each year. The Palm Beach County Property Appraiser's Office built an Amendment 3 calculator at pbcpao.gov where homestead owners can enter their address for an estimate. "It's really here to educate and nothing more," Property Appraiser Dorothy Jacks told WPTV. "That depends on the millage rates, which can change."

Here's a simple way to think about it. Each extra $100,000 of exemption saves $100 for every 1 mill of non-school tax you pay. For example, Wellington's village tax rate is 2.47 mills, so the first $100,000 increase in 2027 would cut the village portion of a qualifying homeowner's bill by about $247, before county and special district taxes are counted. Those county and district taxes would see the same kind of reduction, so total savings are larger.

For a statewide example, one Tampa-area real estate executive estimated eligible homeowners there could save about $1,300 in 2027 and about $2,700 in 2028 and beyond, Bay News 9 reported. He also cautioned, "This may be a tax shift instead of a tax cut."

What it means for Palm Beach County and Wellington

Palm Beach County. County Administrator Joe Abruzzo estimated the county could lose nearly $250 million once the measure is fully in place, CBS12 reported. Jacks put the county's lost tax revenue at about $324 million, according to WPTV. Abruzzo named parks and recreation as a department that would lose significant money and said fees, such as beach parking, could come back up for discussion.
Wellington. Village staff estimated Amendment 3 could cost Wellington about $5.3 million in its first year and $8.2 million the next. That's one reason the Village Council kept its tax rate at 2.47 mills this year instead of cutting it. See why Wellington didn't lower its tax rate.
Libraries and other districts. Library Director Douglas Crane told WLRN that a $250,000 exemption would cut library revenue by about 28%. The Children's Services Council estimated its budget could fall by about $26 million, CBS12 reported. The Health Care District, which runs the Trauma Hawk medical helicopter, said it has been planning for the change and has the resources to keep operating.
Schools. School taxes are not affected, and county voters separately renewed the school district's 1-mill levy on Nov. 3. See the county ballot question results.

The case for Amendment 3

Real relief for homeowners. Supporters say it delivers substantial tax relief to Floridians who live in their homes, at a time when insurance and housing costs keep climbing. Gov. Ron DeSantis, who championed the measure, posted "Big win on Amendment 3 for Florida homeowners!" after it passed.
Pressure to control spending. Supporters argue local governments should cut waste and control spending before asking homeowners to pay more, CBS12 reported.
Help for rental and business owners too. The lower 5% cap limits how fast taxable values can rise on non-homestead property.
No automatic cuts. The amendment doesn't by itself require cities or counties to eliminate programs or reduce police staffing; those decisions depend on each local budget, CBS12 noted.

The case for caution

A shift, not a cut? "This is not a tax decrease; it's simply a tax shift," Abruzzo told CBS12, warning that lost revenue could lead to new fees or higher rates elsewhere.
Local services. Law enforcement and firefighter groups opposed the amendment, warning that lower revenue could affect public services and infrastructure, News4Jax reported.
Renters. Opponents argued renters don't get the homestead break and could see landlords pass costs along. "Renters get nothing out of this," said a spokesman for the opposition group Save Our Services.
Newcomers wait longer. People moving to Florida after 2026 must wait until their fifth year for the full benefit.

What happens next

Results become official after counties certify them. Over the next year, Palm Beach County, Wellington and other local governments will build their 2027-28 budgets around the new exemption, with summer budget workshops and September hearings where residents can weigh in. If you don't have a homestead exemption yet, the filing deadline with the Property Appraiser is March 1. For the rest of the Nov. 3 results, see our western communities election recap.

What do you think?

How much will Amendment 3 save you, and what should Wellington and the county do about the lost revenue: trim spending, add fees, or something else?

Frequently asked questions

Did Florida Amendment 3 pass in 2026?

Yes. Amendment 3 was approved on Nov. 3, 2026, with about 62% of the statewide vote in unofficial returns, above the 60% required. In Palm Beach County it received 60.00% yes, according to unofficial results from the Supervisor of Elections.

What does Florida Amendment 3 do?

It raises the homestead exemption for non-school property taxes from $50,000 to $150,000 in 2027 and $250,000 in 2028, then adjusts it for inflation. It also lowers the yearly assessment cap on non-homestead property from 10% to 5% and directs local governments to spend property tax revenue on purposes such as public safety, education and infrastructure.

When does the Amendment 3 homestead exemption take effect?

The $150,000 exemption applies to the 2027 tax year and the $250,000 exemption to 2028. Most homeowners will first see it on the property tax bill that arrives in November 2027.

Does Amendment 3 lower school property taxes?

No. The larger exemption applies only to non-school property taxes. School district taxes are not affected.

How can I estimate my Amendment 3 savings in Palm Beach County?

The Palm Beach County Property Appraiser's Office offers an Amendment 3 calculator on pbcpao.gov where homestead owners enter their address. Savings depend on your assessed value and local non-school millage rates, which can change each year.

I'm moving to Florida. Do I get the new exemption?

People who were not Florida residents on Dec. 31, 2026 get the current exemption when they first qualify, and the larger exemption starting in their fifth year, according to News4Jax.