The homestead exemption for non-school property taxes rises to $150,000 in 2027 and $250,000 in 2028. Investors get a tighter 5% cap. School taxes stay the same. Below: the plain-English version, a savings calculator for every Florida county, and the investor math.
Calculate my savings Investor mathAmendment 3 amends the Florida Constitution to raise the homestead exemption that applies to county, city and other non-school property taxes. It does not touch the school portion of your bill.
Pick your Florida county, enter your home's assessed value, and see the estimated non-school property tax savings for 2027 and 2028.
Estimates only. Figures assume county-wide average 2024 non-school millage from Florida TaxWatch (2025 How Florida Counties Compare) with the school portion estimated from per-capita school levies; your city, special districts, assessed value and future millage changes will move the result. School taxes are not affected by Amendment 3. Current non-school homestead exemption rounded to $50,000 (2026 actual: $51,411). You must hold a permanent Florida homestead as of December 31, 2026 for the full increase in 2027. Not tax or legal advice; confirm with your county property appraiser. TAG Lending Group, LLC · NMLS #2329372 · Equal Housing Lender.
You must be a permanent Florida resident with homestead by this date to receive the full increase starting in 2027. Establish residency after that and the larger exemption begins in your fifth year of homestead. Second homes, rentals and investment property do not get a homestead exemption; they get the 5% assessment cap instead.
Rentals, second homes and commercial property get no homestead exemption. What changes is how fast their assessed value can rise for non-school taxes.
Market value rising 8% a year, 11.74 average non-school mills.
| Year | Assessed at 10% cap | Assessed at 5% cap | Tax saved / yr |
|---|---|---|---|
| 2027 | $540,000 | $525,000 | $176 |
| 2028 | $583,200 | $551,250 | $375 |
| 2029 | $629,856 | $578,812 | $599 |
| 2030 | $680,244 | $607,753 | $851 |
| 2031 | $734,664 | $638,141 | $1,133 |
| 5-year total | $3,135 |
The gap widens every year the market outruns 5%. In flat markets the cap does not bite. Illustrative only: assumes assessed value equals market value at the start, no sale or improvements, and flat millage.
Steadier taxes mean steadier carrying costs and a steadier DSCR.
Run my DSCR numbersOne page, both sides. Homeowner savings by county on the front, the investor 10% to 5% math on the back. Built to share with clients and partners.
Amendment 3 is a 2026 Florida constitutional amendment that raises the homestead exemption for non-school property taxes to $150,000 in 2027 and $250,000 in 2028, indexed to inflation after that, and lowers the annual assessment-increase cap on non-homestead property from 10% to 5%. It passed on November 3, 2026.
No. The school-tax portion of your bill and its $25,000 exemption are unchanged. The new exemption applies only to county, municipal and other non-school levies.
It depends on your county. In Miami-Dade, at an average of about 11.7 non-school mills, an already-homesteaded $500,000 home saves roughly $1,174 per year in 2027 and $2,348 per year from 2028. Use the calculator above for your county.
Yes. You must hold a permanent Florida homestead as of December 31, 2026 to get the full increase in 2027. Residents who establish homestead after that date receive the larger exemption starting in their fifth year of homestead.
Not through the homestead exemption, which is for primary residences only. Starting January 1, 2027 it lowers the annual cap on assessment increases for non-homestead property from 10% to 5% for non-school taxes. The cap resets when the property sells, and school taxes stay on full market value.
No. Florida homesteads already receive roughly $50,000 of non-school exemption. The new money is the increase above that: about $100,000 in 2027 and $200,000 in 2028.
If you already have a homestead exemption, the increase should apply automatically. If you are a new homeowner, file for homestead with your county property appraiser; confirm deadlines and details with their office.
Buying, refinancing or adding a rental, start your application and our team will show you exactly what Amendment 3 does to your payment and qualifying power.
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