November 13, 2026
By Laurie Ann von Wald, Coldwell Banker Realty — Pinecrest
On November 3, 2026, Florida voters approved Amendment 3 with about 62% of the vote — the biggest change to Florida’s homestead exemption in decades. If you own a home in Florida, or you are thinking about moving here, this one is worth understanding properly, because the headline number is only half the story.
What changed
Starting January 1, 2027, the homestead exemption on non-school property taxes rises to $150,000 of assessed value. On January 1, 2028, it rises again to $250,000, with inflation adjustments after that. The exemption for school taxes does not change — it stays at $25,000. The first tax bills showing the increase arrive in November 2027.
The part that matters most: December 31, 2026
The deadline is about residency, not about buying a house. If Florida is your permanent residence as of December 31, 2026, you qualify for the full exemption on the schedule above whenever you claim homestead on a Florida home — even if you buy that home in 2027 or later.
If you become a Florida resident after December 31, 2026, you start with an exemption of about $50,000, and the larger exemption does not begin until your fifth year of homestead exemption. Same state, same house — a very different tax bill for the first several years, decided by one date.
Second homes and rentals
Amendment 3 also lowers the cap on yearly assessment increases for non-homestead property — second homes, rental homes, and commercial property — from 10% to 5% for non-school taxes, starting in 2027. Save Our Homes and portability were not changed.
What to do with this
- If you live in Florida now: nothing is required today, but know that your November 2027 bill should reflect the first increase.
- If you are planning a move to Florida: whether your permanent residence is established before or after December 31, 2026 now carries a real dollar difference. That timing belongs in the conversation before you buy, not after.
- Either way, confirm your own situation with your tax advisor or the Miami-Dade County Property Appraiser — every property and every household is different.
I have sold real estate in Pinecrest and Miami-Dade for 41 years, and I am happy to talk through what a move would look like for you.
Laurie Ann von Wald, Coldwell Banker Realty — Pinecrest
(305) 302-0005 · vonwaldrealtor.com
License SL448316 FL
Selling Real Estate with Excellence & Integrity Since 1985
