Florida Amendment 3 passed on Nov. 3, 2026 with about 62% of the vote, above the 60% it needed. It raises the non-school homestead exemption from about $50,000 to $150,000 in 2027 and $250,000 in 2028, and lowers the non-homestead assessment cap from 10% to 5%. Results are unofficial.
Florida voters approved Amendment 3 on Nov. 3, 2026. According to NBC6 Miami, it passed with 62.01% yes, with 99% of expected votes counted. Here is what it changes for homeowners in Naples, Bonita Springs and Estero.
What Amendment 3 Changes
Exemption, cap and timing
The exemption and cap figures are reported by WGCU and Kaufman Rossin. The cap change covers second homes, rentals and commercial property. Kaufman Rossin notes the amendment does not change 2026 tax bills, and the 2027 homestead application deadline is March 1.
Residency on Dec. 31, 2026 determines who gets the expanded exemption. Homeowners who were not Florida residents on that date receive the current exemption when they first qualify, and the expanded amount begins in their fifth year of homestead exemption or residency.
The Dec. 31, 2026 Residency Date
Why timing matters for a Florida move
That timing rule is described by News4Jax and NBC6. For anyone considering a Florida move, the date makes the amendment a calendar question as well as a tax question. Check with a tax professional and your county property appraiser about your own situation.
No. The increase applies only to non-school property taxes. The school homestead exemption stays at $25,000, and non-homestead property still pays school taxes on full market value, so a tax bill does not fall by the full exemption amount.
The School-Tax Caveat
Why the bill does not drop by the full amount
School taxes are often a large share of a Collier or Lee County bill, so the headline exemption amounts are not a one-for-one drop in what a homeowner pays, per Kaufman Rossin.
What Local Governments Are Planning For
Projections made before the vote
The Collier figures come from the Collier Clerk and the Lee projections from WGCU; both are projections, not adopted budgets. Lee’s vote total is from the county’s election results. The Legislature still has to pass implementing rules, and WGCU reports DeSantis has called for a special session.
Frequently Asked Questions
Quick answers
Did Florida Amendment 3 pass?
Yes. It passed on Nov. 3, 2026 with about 62% of the vote against the 60% required, according to NBC6 Miami. Results are unofficial.
When does the bigger homestead exemption start?
It takes effect Jan. 1, 2027, with the non-school exemption rising to $150,000 in 2027 and $250,000 in 2028, per WGCU and Kaufman Rossin.
What is the Dec. 31, 2026 residency date for Amendment 3?
Residency on Dec. 31, 2026 determines who gets the expanded exemption. People who were not Florida residents on that date get the current exemption when they first qualify, and the expanded amount starts in their fifth year.
Does Amendment 3 lower school property taxes?
No. It applies only to non-school taxes. The school homestead exemption stays at $25,000.
How did Lee County vote on Amendment 3?
About 69% yes, per the Lee County election results.
Sources: NBC6 Miami, WGCU, Kaufman Rossin, News4Jax. Results are unofficial. Disclosure: Jeremy O’Guinn is a Realtor, and NABOR and Florida Realtors backed Amendment 3. This is information, not tax advice.
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