Does Amendment 3's 5% assessment cap change my rent?

No. If Amendment 3 passes, the annual cap on assessment increases for non-homestead property would drop from 10 percent to 5 percent. That can slow how fast those assessments rise. It does not set rent.

How do I tell if Tampa Bay is a buyers or sellers market?

Look at the last 90 days of solds, list-to-sale ratios, and active inventory in the pocket you care about. Clearwater condos and Largo ranches can tell two different stories in the same week. Book a call and I will pull Stellar MLS with a date range so the numbers match those streets.

What is Florida Amendment 3 on the November 2026 ballot?

Amendment 3 is a proposed Florida Constitution change on the Nov. 3, 2026 ballot. The official title is Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments. It comes from House Joint Resolution 1F. It needs 60 percent yes. If it passes, it takes effect Jan. 1, 2027. Read the official ballot summary from the Florida Department of State.

Where does the Pinellas County median home price come from?

A useful Pinellas County median comes from a dated set of solds, usually Stellar MLS, sliced by property type and geography. National portals mix types and lag. I quote a median only with an as-of month and a named source. For a specific neighborhood I pull the solds at consult, instead of posting a county-wide figure that would go stale next week.

Who gets the larger homestead exemption if Amendment 3 passes?

Homestead owners who are Florida residents by Dec. 31, 2026 can receive the increased non-school exemption if they qualify: $150,000 in 2027 and $250,000 in 2028, then inflation. Later arrivals get today's homestead when they qualify, and the larger exemption starts in year five. Second homes, rentals, and commercial property do not get it. Check your homestead with the county property appraiser.

Answered by Jonathan Loescher, A.I. Certified Agent™ · Tampa Bay / Pinellas · Realtor #SL3546365 · NMLS #2621894 · Updated 2026-09-02 · 427 words

Does Amendment 3 cut school property taxes?

Short Answer

No. School district taxes are not cut by Amendment 3. The larger homestead exemption is for non-school taxes only. You would still see school taxes under the homestead rules that apply today.

Does Amendment 3 cut school property taxes?

No. School district taxes are not cut by Amendment 3. The official title on this site is Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments. The larger homestead piece described in the sister cards is for non-school taxes only.

You would still see school taxes under the homestead rules that apply today. This page is consumer education. It is not tax advice. It is not a prediction of the November 3, 2026 vote. A pending amendment is not current law.

What this looks like in Pinellas

A homestead in Clearwater, Largo, or St. Petersburg still has a school millage line. Amendment 3, if it passed, would not be a reason to tell a buyer the school portion of the bill goes away. Confirm the current bill with the Pinellas County Property Appraiser or the county that actually taxes the parcel.

Step-by-step

Read the official Florida Department of State ballot summary.
Open your tax bill and separate school from non-school millage.
Do not reprice a listing on a mailer.
Book only if you want this tied to a house file.

School versus non-school

Line	Changed by Amendment 3 on this site's reading of the title?
School district taxes	No
Larger non-school homestead exemption if it passes	See the homestead sister card
Non-homestead assessment cap if it passes	See the rent sister card

What you control versus what you do not

You control whether you read the official text. You do not control the vote or a school board millage.

Common mistakes

Treating Amendment 3 as a school-tax repeal. Applying it to a bill that has not been issued.

Next step

Official summary first. Property appraiser second. This is not a voting recommendation. Equal Housing Opportunity applies.

Jonathan Loescher, SL3546365 and NMLS 2621894. 29399 US Highway 19 Suite 150, Clearwater, FL 33761. (727) 729-2961.

Jonathan's Advice

Expert Insight

I keep school millage and non-school millage in two columns when a Pinellas owner asks about Amendment 3. If someone tells you the school line disappears, they are not reading the official title. I will not campaign. I will send you to the Department of State and the property appraiser.

Does Amendment 3's 5% assessment cap change my rent?: No. If Amendment 3 passes, the annual cap on assessment increases for non-homestead property would drop from 10 percent to 5 percent. That can slow how fast those assessments rise. It does not set rent.
How do I tell if Tampa Bay is a buyers or sellers market?: Look at the last 90 days of solds, list-to-sale ratios, and active inventory in the pocket you care about. Clearwater condos and Largo ranches can tell two different stories in the same week. Book a call and I will pull Stellar MLS with a date range so the numbers match those streets.
What is Florida Amendment 3 on the November 2026 ballot?: Amendment 3 is a proposed Florida Constitution change on the Nov. 3, 2026 ballot. The official title is Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments. It comes from House Joint Resolution 1F. It needs 60 percent yes. If it passes, it takes effect Jan. 1, 2027. Read the official ballot summary from the Florida Department of State.
Where does the Pinellas County median home price come from?: A useful Pinellas County median comes from a dated set of solds, usually Stellar MLS, sliced by property type and geography. National portals mix types and lag. I quote a median only with an as-of month and a named source. For a specific neighborhood I pull the solds at consult, instead of posting a county-wide figure that would go stale next week.
Who gets the larger homestead exemption if Amendment 3 passes?: Homestead owners who are Florida residents by Dec. 31, 2026 can receive the increased non-school exemption if they qualify: $150,000 in 2027 and $250,000 in 2028, then inflation. Later arrivals get today's homestead when they qualify, and the larger exemption starts in year five. Second homes, rentals, and commercial property do not get it. Check your homestead with the county property appraiser.

More Tampa Bay home and loan answers on Ask Jonathan.

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Does Amendment 3 cut school property taxes?

Short Answer

Does Amendment 3 cut school property taxes?

What this looks like in Pinellas

Step-by-step

School versus non-school

What you control versus what you do not

Common mistakes

Next step

Jonathan's Advice

Expert Insight

Related Questions

Talk through your situation

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