You’ve Been Dreaming of Florida. Let’s Make Your Move! 🌴
Big news, sunshine seekers! On November 3, 2026, Florida voters said YES to Amendment 3, a much bigger homestead break on the non-school part of your property tax bill. Here is the fun part and the fine print in one sentence: people who are permanent Florida residents by December 31, 2026 are first in line for the bigger break, and people who arrive later get there too, just a few years down the road.
What did Amendment 3 change?
The homestead exemption is the part of your home’s value that is not taxed. For the non-school part of your bill, it rises to $150,000 in 2027 and $250,000 in 2028, then grows with inflation. School taxes keep today’s $25,000 exemption, and Save Our Homes and portability stay the same. It lowers your tax bill. It does not erase it.
Own a second home or a rental? Those still do not get a homestead exemption, but the yearly cap on how much their assessed value can rise drops from 10% to 5%. Nice bonus!
Why does December 31, 2026 matter?
It is the residency line. If you are a permanent Florida resident by December 31, 2026 and you qualify for homestead, you are eligible for the larger exemption on the normal schedule. If you become a Florida resident on or after January 1, 2027, you start with a $50,000 exemption on non-school taxes, and the larger exemption begins January 1 of your fifth year of homestead. So it is not “buy now or miss out.” It is “the sooner you are truly living here, the sooner the bigger break kicks in.”
Can I really buy a home and move by December 31?
Tight? Yes. Doable? Also yes! A cash purchase can often close in two to three weeks, and a financed one usually takes 30 to 45 days. Buying the house is only half of it, though. You also need to actually make Florida your permanent home, so it is time to call the movers. Then you file for homestead with your county property appraiser, usually by March 1 of the year you are claiming it.
Hi, I’m Shawna. Let’s get you here.
I am a REALTOR®, co-founder of 27North Realty and leader of The Calvert Home Team, and I live in MiraBay. Apollo Beach, Ruskin, Riverview, Sun City Center, Wimauma, you name it, I know these neighborhoods and I love helping people land in the one that fits the way they want to live.
I help you line up the timeline, see homes by video if you are still up north, find a lender who can close on time, and know the real cost of owning a home here, CDD, HOA, flood insurance and all. #1 agent in Apollo Beach by total sales volume, Stellar MLS, January 2025 through August 2026.
Amendment 3 questions people are asking
Is buying a home the same as becoming a Florida resident?
No. Owning a Florida home does not make you a Florida resident by itself. Residency means Florida is your permanent home, and you show it with things like moving in, a Florida driver license, vehicle registration and voter registration. Your county property appraiser decides homestead eligibility.
Who qualifies for the homestead exemption?
Generally, you must own the home and make it your permanent residence as of January 1 of the tax year, then apply with your county property appraiser. Second homes and rentals do not qualify.
What if I become a Florida resident in 2027 or later?
You can still get a homestead exemption once you qualify. You start with $50,000 off the assessed value for non-school taxes, and the larger exemption first applies January 1 of your fifth year of homestead.
Which taxes does the bigger exemption lower?
Non-school property taxes, such as county and city levies. School taxes keep the $25,000 exemption, and non-ad valorem charges like CDD fees, stormwater and solid waste are not affected.
A quick eligibility note
This page is general information, not tax or legal advice, and nothing here promises you will qualify or save a set amount. Results become official when the state certifies them, and the Legislature still has implementing details to write. Before you count on a number, check with your county property appraiser or tax advisor. I am a REALTOR, not a tax advisor, but I will help you find the right home in time and make sure you know what it really costs to own.
Official sources: Hillsborough County Tax Collector: What Amendment 3 Means for Your Property Taxes · Manatee County Property Appraiser: Amendment FAQ · Florida Department of Revenue: Homestead Exemption.
Let’s see if you can beat the clock!
Tell me where you are moving from and when you could be here, and I will tell you honestly whether December 31 is realistic for you. And tell me about the life you are picturing. Sunset boat rides? Is your boat in the backyard or at a marina? Golf every morning? Pool parties on Saturdays? Let’s find the home that fits.
Rather talk now? Call or text me at 509-294-6818.
Shawna Calvert, REALTOR | 27North Realty | 509-294-6818
Last updated November 4, 2026
Related reading
Florida property taxes explained, CDD vs HOA, Relocation services, and Neighborhood guides.