Big news for Florida homeowners. On November 3, 2026, voters approved Amendment 3 with about 62% of the vote (60% was needed). It is one of the biggest changes to Florida's homestead exemption in decades, and if you own a home in St. Pete, or plan to buy one, it is worth understanding now.
Here is a plain-English breakdown of what changes, who qualifies and the dates you need to know. Results are unofficial until certified, and some details will be filled in by the Legislature.
What changes
Florida's homestead exemption has two parts: one for school taxes and one for everything else, like county and city taxes. Amendment 3 expands the non-school part.
| 2026 | 2027 | 2028 | |
|---|---|---|---|
| School taxes | $25,000 | $25,000 | $25,000 |
| Non-school taxes | About $26,411 | Up to $150,000 | Up to $250,000 |
| Non-homestead cap | 10% per year | 5% per year | 5% per year |
Starting in 2029, the maximum exemption is set to adjust for inflation. The Pinellas County Property Appraiser's illustration estimates savings of about $1,203 a year in 2027 and $2,423 a year in 2028 for a homestead receiving the full exemption, assuming tax rates do not change. Your actual savings depend on your home's value, where you live and local tax rate decisions.
Who qualifies: timing matters
- Florida resident by December 31, 2026: you qualify for the larger exemption starting in 2027. If you are a resident by then but buy later, you still get the larger amount when you buy and file.
- New resident on or after January 1, 2027: you start with a $50,000 non-school exemption. After four years with a Florida homestead exemption, you move up to the larger amount in year five.
- Already homesteaded: nothing extra to do. You will see the bigger exemption on your August 2027 TRIM notice.
What it means for your next move
Buying your first home: if you already live in Florida, you can still qualify for the larger exemption when you buy. Own and live in the home on January 1 and file by March 1.
Downsizing or right-sizing: Save Our Homes and portability are not changing, so you can still carry your savings to your next Florida homestead.
Second homes, rentals and investors: non-homestead property does not get the homestead exemption, but the yearly cap on assessment increases drops from 10% to 5% for non-school taxes.
What Amendment 3 does not change
- School taxes stay. Only the first $25,000 is exempt from school taxes.
- Tax rates are not frozen. Local governments still set them every year.
- Non-ad valorem assessments like fire or stormwater fees are not reduced.
- Senior, veteran, disability and widow or widower exemptions stay the same.
- Insurance and flood costs still matter, often as much as taxes on the coast.
Two dates every buyer should know
January 1: you must own and live in your home as your permanent residence. March 1: the deadline to file for homestead with the Pinellas County Property Appraiser. Miss it and you generally wait a year.
Get the free Amendment 3 guide
I put together a free booklet covering everything above, including key dates, scenarios for buyers, sellers, downsizers and newcomers, and how to file in Pinellas County.
Have questions, or want me to run the full monthly numbers, taxes, insurance and all, on a home you are considering? Call or text me at 727-418-5756.
Sources: Pinellas County Property Appraiser Amendment 3 FAQs and election results reported November 4, 2026. This article is general information, not tax or legal advice. Verify your situation with the Property Appraiser or a tax professional.