Who gets the larger homestead exemption after Amendment 3?
Short Answer
Amendment 3 is passing in unofficial results. Homestead owners who are Florida residents by Dec. 31, 2026 can receive the larger non-school exemption: $150,000 in 2027 and $250,000 in 2028, then adjusts for inflation. Later arrivals get the existing exemption when they qualify. The larger one begins with the fifth year of exemption, to the extent the U.S. Constitution allows.
Who gets the larger homestead exemption after Amendment 3?
If Amendment 3 is certified, homestead owners who are Florida residents by December 31, 2026 can receive the larger non-school exemption if they qualify. The official schedule is $150,000 in 2027 and $250,000 in 2028, then adjusts for inflation.
Note: Unofficial results show Amendment 3 passing with about 62% of the vote. Results are not final until the state certifies them on Nov. 17, 2026. It needed 60%. If certified, it takes effect Jan. 1, 2027. See the Florida Division of Elections results.
Second homes, rentals, and commercial property do not get the larger homestead exemption. School taxes keep the first $25,000. Check your homestead with the county property appraiser. This is education, not tax advice; ask a tax professional or the county property appraiser.
I'm moving to Florida in 2027. Do I get it right away?
No. If you are not a Florida resident on December 31, 2026, you get the existing homestead exemption when you qualify. The larger exemption begins with the fifth year of exemption. That counts years you hold the exemption, not years you live here.
The amendment says this applies "to the extent permitted by the U.S. Constitution." The Legislature and property appraisers still have to set how residency on December 31, 2026 is shown. Those rules are not written yet. Residency is also not the same as closing on a house. See should I close before Dec. 31, 2026.
What this looks like in Pinellas
A Clearwater condo you live in on January 1 is not the same file as a beach rental. Porting Save Our Homes from another Florida county is a separate form. Talk to the appraiser before you mix portability into this schedule.
Step by step
- Confirm you have homestead today, or when you will first qualify.
- Read the official Department of State summary.
- Do not apply the larger number to a second home.
- File by March 1 for the year you qualify. My homestead filing guide has the steps.
Who is in versus out
| Situation | Larger non-school exemption starting 2027 (if certified) |
|---|---|
| Homestead resident by Dec. 31, 2026 | $150,000 in 2027, $250,000 in 2028 |
| Not a resident on Dec. 31, 2026 | Existing exemption first, larger one from the fifth year of exemption |
| Second home or rental | No |
What you control versus what you do not
You control occupancy and whether you file. You do not control how the Legislature writes the residency procedure.
Common mistakes
The most common mistake is putting the $250,000 figure on a rental. Another is assuming a 2027 arrival gets $150,000 in year one.
Next step
Read my Amendment 3 explainer and the school tax answer. Then book if a purchase is in motion.
Sources: Florida Division of Elections results | Department of State ballot summary | full text of Amendment No. 3.
Jonathan Loescher, Realtor with Realty of America (SL3546365) and Mortgage Loan Originator with PMF, Inc. (NMLS 2621894). PMF, Inc. NMLS 1980. 29399 US Highway 19 Suite 150, Clearwater, FL 33761. (727) 729-2961.
Mortgage loans are offered through PMF, Inc., NMLS 1980. Real estate services are offered through Realty of America. They are separate companies, and you don't have to use both. Equal Housing Opportunity. Education only. This is not a commitment to lend. All loans are subject to credit approval, underwriting, and property eligibility. Not all applicants will qualify. Any loan approval is conditional until all underwriting conditions are met. Programs, rates, terms and conditions may change without notice. Verify licensing at www.nmlsconsumeraccess.org.