FLORIDA PROPERTY TAX UPDATE
Florida voters approved Amendment 3 on November 3, 2026, with about 62% of the vote. Starting January 1, 2027, the homestead exemption on non-school property taxes rises to $150,000, then to $250,000 in 2028. For a typical South Florida homestead, that’s about $1,000 to $1,600 less in 2027 and $2,000 to $3,200 a year from 2028. Below, you can estimate your own savings and see what it means if you own a rental or are planning to buy.
Key takeaways
CALCULATE MY SAVINGSGET MY EXACT NUMBERS
From 2029 on, the amount adjusts each year for inflation.
Non-school taxes are the county, city and special district taxes on your bill. School taxes keep their own $25,000 exemption, so your bill won’t drop by the full exemption amount. The savings come from the non-school part.
Typical South Florida non-school tax rates, homestead property, Florida resident by December 31, 2026:
| Assessed value | 2027 savings | 2028 savings |
|---|---|---|
| $100,000 | $500 – $800 | $500 – $800 |
| $150,000 | $1,000 – $1,600 | $1,000 – $1,600 |
| $200,000 | $1,000 – $1,600 | $1,500 – $2,400 |
| $250,000 or more | $1,000 – $1,600 | $2,000 – $3,200 |
Based on non-school tax rates of about 10 to 16 per $1,000 of taxable value. Homes with a low assessed value save less because the exemption can’t be larger than the assessed value.
Use your assessed value, not your market value or what you paid. Most longtime homeowners have an assessed value well below market value because of the Save Our Homes cap. You’ll find it on your August TRIM notice or by searching your address here:
Or just send me your address and I’ll look it up for you.
Starting January 1, 2027, the most a non-homestead property’s assessed value can go up each year for non-school taxes drops from 10% to 5%. That includes rentals, second homes and commercial property. Over time, that means smaller tax increases on your rental. It limits how fast the assessed value grows, not the tax rate itself, so local rates still play a part. School taxes on non-homestead property are not covered by the new cap.
Thinking about what this means for a rental you own or want to buy? Send me the address and I’ll walk you through it.
Already living in Florida: if you are a permanent Florida resident on December 31, 2026, you qualify for the larger exemption once you buy and qualify for homestead, even if you buy in 2027 or later. A lower tax bill can also mean a lower monthly payment and more buying power.
Moving here from another state: if you become a Florida resident after December 31, 2026, you get a $50,000 exemption on non-school taxes until your fifth year of homestead, and then the larger exemption. That makes the December 31 date important if you’re planning a move.
Steps that can show Florida residency
Depending on your situation, these can include getting a Florida driver’s license, registering to vote and registering your vehicles in Florida, filing a declaration of domicile, and updating your mailing and financial addresses. Residency is separate from qualifying a specific home for homestead. Talk with a Florida attorney or CPA about your situation, especially if you still have ties to another state.
Either way, to get homestead you need to own and live in the home as your permanent residence on January 1 of the tax year and apply with your county property appraiser by March 1.
I’ll update this page as the rules are set. Send me your contact information and I’ll let you know what changes for your home.
If you already have homestead, you shouldn’t need to reapply. The Palm Beach County Property Appraiser says the higher exemption will be applied automatically starting with the 2027 tax year. The Legislature still has to set the final procedures, and I’ll share any update.
No. The higher exemption applies only to non-school taxes such as county, city and special district taxes. The school tax exemption stays at $25,000.
The exemption lowers your taxable value, but your final bill also depends on the tax rates your county and city set each year.
They use different inputs. Some use countywide average rates instead of your city’s exact rates, some compare against your whole bill including school taxes, and many people enter market value instead of assessed value. Use your assessed value and your non-school rates for the most accurate estimate.
Yes. Being a permanent Florida resident on December 31, 2026 is what qualifies you for the larger exemption without the five-year wait.
No. Both stay the same.
On your August 2027 TRIM notice and your November 2027 tax bill.
Los votantes de Florida aprobaron la Enmienda 3 el 3 de noviembre de 2026. La exención de homestead para los impuestos que no son escolares sube a $150,000 en 2027 y a $250,000 en 2028, y luego se ajusta cada año por inflación. La exención de $25,000 para los impuestos escolares, el límite de Save Our Homes y la portabilidad no cambian. Para propiedades de alquiler y segundas viviendas, el aumento anual máximo del valor tasado baja del 10% al 5%. Si usted es residente de Florida el 31 de diciembre de 2026, califica para la exención mayor cuando compre. Los cambios aparecerán en su aviso TRIM de agosto de 2027 y en su factura de noviembre de 2027. ¿Quiere saber cuánto podría ahorrar? Llámeme o envíeme un mensaje de texto al 954-737-4106.
Send me your address and I’ll show you what Amendment 3 could mean for your property taxes. Buying? I’ll show you what it could mean for your monthly payment.
About Sonia Novoa
Realtor® and Broker Associate with United Realty Group since 2005, helping buyers, sellers, landlords and tenants across Broward, Miami-Dade and Palm Beach, in English and Spanish. Call or text 954-737-4106.
More from Sonia: What’s my home worth? · Mortgage calculator · Living in Cooper City · Contact
Sources: Florida TaxWatch Property Tax Resource Center; WFSU, Nov. 5, 2026; Florida Realtors, Nov. 2026; your county property appraiser.
General information based on the amendment approved by voters on November 3, 2026, not tax or legal advice. Details may change once the Florida Legislature sets the procedures. Your county property appraiser has the final word on your exemption. Sonia Novoa, Realtor®, Broker Associate, United Realty Group.
