Florida Amendment 3: Should You Move Before January 1, 2027?

Yes, if Florida Amendment 3 passes, when you establish permanent Florida residency could affect how quickly you qualify for the proposal's expanded homestead exemption, says Heidi Choiniere of The Salty Palm Group at SERHANT. Under the constitutional amendment approved by the Florida Legislature, people who maintained permanent residence in Florida by December 31, 2026 would be treated differently from people establishing Florida residency on or after January 1, 2027. That doesn't mean you should race out and buy a house because of a proposed tax change — but if you're already planning a move to Southwest Florida, it's worth understanding before you automatically decide to wait until next year.

Read the Full Amendment 3 Proposal →

What Would Florida Amendment 3 Actually Do?

If approved by voters, Amendment 3 would substantially increase Florida's homestead exemption for non-school property taxes. The proposal phases the expanded exemption to $150,000 beginning January 1, 2027, and $250,000 beginning January 1, 2028, applying to qualifying homesteaded property for levies other than school district taxes. It also calls for inflation adjustments beginning later and reduces the annual assessment-growth cap on many non-homestead properties from 10% to 5% beginning in 2027 — a detail that matters for owners of second homes, rentals and other non-homestead real estate too. This is much bigger than a simple change to one line on your tax bill.

Why Does December 31, 2026 Matter?

This is the part I think people moving to Florida need to pay attention to. The proposed constitutional language specifically distinguishes between someone who maintained a permanent residence in Florida as of December 31, 2026 and someone who did not. Under the proposal, a person establishing Florida residency on or after January 1, 2027 who was not already a permanent Florida resident by the end of 2026 would generally receive an exemption of up to $50,000 during the initial period, and would generally become eligible for the full expanded exemption beginning with the fifth year of exemption, unless that requirement is later shortened. That's a potentially meaningful difference — especially for someone who is already saying, "We're moving to Florida anyway, we just haven't decided whether to do it this fall or next spring."

Does That Mean I Have to Buy a House Before December 31?

Not exactly, and this distinction is important. The amendment language refers to maintaining a permanent residence in Florida, not simply signing a contract or owning Florida real estate by December 31. Buying a vacation home in North Port in November while continuing to maintain your permanent residence in Michigan, Ohio or New York isn't automatically the same thing as establishing Florida permanent residency. Likewise, owning property here doesn't automatically make that property your homestead — Florida homestead qualification depends on facts and legal requirements that go beyond the closing date. So please don't interpret this article as "buy any Florida house by December 31 and get a $250,000 exemption." That is not what the proposal says. The question is residency.

What Would Happen If I Move to Florida in 2027 Instead?

If Amendment 3 passes in its current constitutional form and you had not maintained permanent Florida residency by December 31, 2026, the proposal establishes a five-year residency period before the full expanded exemption would generally apply. So someone establishing permanent Florida residency in 2026 could potentially be treated differently from someone doing exactly that in 2027. That is why I think anyone already planning a relocation deserves to know this exists — not because it should determine where or when you move, but because it belongs in the conversation.

Would School Property Taxes Go Away?

No, and this is another part that needs to be stated clearly. The major expanded exemption applies to non-school levies. School district property taxes are treated separately under the proposal. So a headline saying Amendment 3 would simply "eliminate the first $250,000 of your property taxes" leaves out a very important piece of information. Your tax bill contains different taxing authorities, and this amendment doesn't make every one of them disappear.

What About Second Homes and Investment Properties?

Amendment 3 isn't only about homesteaded property. The proposal would also lower the annual assessment increase cap for many non-homestead properties from 10% to 5%, beginning January 1, 2027. That could matter to owners of second homes, seasonal residences, rental properties and certain commercial properties. A lower assessment-growth cap is different from receiving the expanded homestead exemption, but it's still a significant component of the proposal.

Has Amendment 3 Already Passed?

No. The Florida Legislature approved the proposal and filed it with the Secretary of State in June 2026, placing the constitutional amendment before voters. If approved, its principal provisions would take effect January 1, 2027. It still must receive at least 60% voter approval to become part of Florida's Constitution. Until that happens, Florida's current property-tax and homestead rules remain in effect.

Why Is Amendment 3 Back in the News Right Now?

Because even the wording voters will see has become part of the story. On August 3, Leon County Circuit Judge David Frank ruled that portions of the original ballot wording were too political and potentially misleading, and ordered the Attorney General to rewrite them. A revised version was submitted in August with a more neutral proposed title: "Increased Homestead Exemption; Lower Cap on Increases in Non-Homesteaded Property Assessments." As of August 17, 2026, the rewritten language had been submitted, but court review of that revised wording remained part of the ongoing process. The exact wording ultimately printed on ballots may still change.

Would Amendment 3 Save Homeowners Money?

Qualifying homesteaded homeowners could pay less in non-school property taxes because a larger portion of their assessed value would be exempt. But the exact savings can't responsibly be reduced to one statewide dollar figure — your actual tax bill depends on assessed value, Save Our Homes benefits, portability, local millage rates, taxing authorities, special assessments, school district levies and other exemptions. That means a homeowner in North Port shouldn't assume the savings will be identical to a homeowner in Punta Gorda, Venice or another Florida city. This is where online headlines stop being useful and the actual property tax calculation starts mattering.

Why Are Some Local Governments Concerned About It?

Because property taxes also fund local government. Supporters of Amendment 3 argue that Florida homeowners need meaningful property-tax relief. Local governments and other critics have raised concerns that significantly expanding exemptions could reduce revenue available for services such as public safety, infrastructure and other local operations. Orange County, for example, has publicly estimated substantial revenue reductions if Amendment 3 passes, although those figures shouldn't be used as estimates for Sarasota or Charlotte counties. Both things can be true: a homeowner may pay less, and a local government may collect less. What happens after that is part of the policy debate voters will decide.

So Should I Move to Florida Before January 1, 2027?

I would never tell someone to make a major relocation decision solely because of a constitutional amendment that voters haven't approved yet — that would be ridiculous. But if you're already planning to move to Southwest Florida and are debating whether to establish your Florida residence before or after January 1, the residency provision in Amendment 3 is absolutely something worth understanding. There's a big difference between "move because Amendment 3 might pass" and "if you're already moving, understand whether waiting could matter if it passes." Real estate decisions should be based on the entire picture: the house, the payment, insurance, taxes, your current home, your timing, your lifestyle, and occasionally, a proposed change to the Florida Constitution that contains a very specific December 31 date.

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