Florida voters decide Amendment 3 on the November 3 ballot. It would raise the homestead exemption on non-school property taxes to $150,000 in 2027 and $250,000 in 2028. It needs 60 percent of the vote to pass, and a recent poll found support well short of that.
If you own a home in Palm Coast, Flagler Beach or Bunnell, this one touches your tax bill, and it can affect how a buyer looks at your home. Here is what the amendment says, what is still argued about, and how I would think about it as a local REALTOR.
What Amendment 3 would change
The measure came out of a special session of the Legislature this past June. It is smaller than the version Governor DeSantis first asked for. Here are the main pieces, based on reporting from FlaglerLive and ClickOrlando:
- Bigger homestead exemption. The exemption on county, city and special district taxes would go from about $51,000 to $150,000 in 2027, then to $250,000 in 2028. Inflation adjustments would start in 2029.
- School taxes are not included. The school portion of your bill stays where it is. Save Our Homes and portability stay in place too.
- A lower cap for non-homestead property. Rentals, second homes, commercial buildings and vacant land are now capped at a 10 percent yearly assessment increase. The amendment would cut that to 5 percent.
- Rules for how local governments spend property tax money. Remaining revenue would have to go toward things like public safety and infrastructure.
- Start date. If voters approve it, the changes take effect January 1, 2027.
The governor has said the larger exemption would wipe out non-school property taxes for roughly 60 percent of homesteaded owners. Florida TaxWatch, which tracks the issue, cautions that the amendment raises an exemption. It does not by itself erase anyone's bill. Your actual savings depend on your assessed value and on the millage rates your city, county and special districts set.
The residency rule matters
Anyone with a Florida primary residence on December 31, 2026 gets the full larger exemption once they qualify. People who move to Florida after that date would get the current exemption of about $51,000 for their first four years, and the larger one starting in year five. Renters who stay renters get no homestead relief.
That is a real difference between two owners living on the same street, depending on when each of them became a Florida resident. Anyone planning a move here in the next few months should know about it.
Who is for it and who is worried
Florida Realtors has put $18 million into the Vote Yes on 3 campaign, according to FlaglerLive. The group's CEO, Margy Grant, estimates the average homeowner would save about $1,000 in 2027 and $1,800 in 2028. Those are the group's own estimates.
On the other side, the Florida Sheriffs Association, the Florida League of Cities, the Florida Association of Counties and several firefighter and police groups have raised concerns. The state's Revenue Estimating Conference projects local governments would lose about $5 billion in the first year and nearly $12 billion a year by 2031.
Flagler County Sheriff Rick Staly spoke for himself in August. He said he supports property tax relief in principle, but warned about more state control over local budgets and less money for services such as animal control and stormwater. Our county is one of the faster-growing in Florida, so road, drainage and public safety needs keep rising with every new subdivision.
A Realtor.com economist told FlaglerLive that a large property tax cut tends to push home prices up, which could make the first purchase harder for buyers. His estimate modeled full elimination of the tax, which goes further than this amendment. I mention it because it is the other side of the argument, not because anyone knows how Palm Coast prices would respond.
Where the vote stands
An October St. Pete Polls survey put support at 42 percent with nearly a quarter of voters undecided. A survey from the Pioneer Institute a month earlier showed 74 percent. Those two numbers are far apart, so I would not try to guess the outcome.
What this means for Palm Coast homeowners, buyers and sellers
Homeowners. If you have a homestead exemption, look at your most recent tax bill and find the lines for the county, the city and any special districts. Those are the lines the larger exemption would reduce. The school line would not change. A CPA or tax professional can run your exact numbers.
Second-home and rental owners. The lower 5 percent cap on yearly assessment increases is the part of the amendment aimed at you. It would slow how fast the taxable value on a second home or rental can climb. It would not give you the larger homestead exemption.
Buyers. Property taxes are part of every monthly payment. A lower tax bill can lift what a buyer qualifies for, and that is one reason people argue prices would rise. Whatever happens on November 3, ask for the current taxes on any home, then ask what the bill may look like after a sale. A reassessment after a purchase can change the number a lot.
Sellers. I do not expect anyone to need to rush a listing because of one ballot item. What I do suggest is knowing your numbers. If you are thinking about selling in 2027, your net sheet and your timing should reflect the tax picture once the vote is settled.
Frequently Asked Questions
When is the vote, and what share does it need?
Voters decide on November 3, 2026. As a constitutional amendment it needs 60 percent approval. If it passes, the changes begin January 1, 2027.
Would my whole property tax bill go away?
No. The larger exemption applies to non-school taxes only, and it would phase in over two years. How much of your bill it removes depends on your home's assessed value and the local tax rates. Some owners could see most of the non-school portion disappear, and others would see less.
Does this affect homes in Flagler Beach or only Palm Coast?
It applies statewide, so it would reach homesteaded properties in Palm Coast, Flagler Beach, Bunnell and the rest of Flagler County, along with Volusia and St. Johns. Each local government would decide how to handle its budget if the amendment passes.
Talk it through before you decide anything
I am not telling you how to vote, and I am not a tax advisor. I can show you what homes like yours have sold for and what a sale would net you under today's rules. If you are curious, start with a quick seller net sheet, or call or text me at (386) 627-3612 and we will go through it together.
New articles by email
Get my new articles every Saturday
One short email a week with what I posted: Palm Coast news, local events, community guides and the market. No new articles, no email.
Sources
About the Author
David Stanley is a Broker Associate with CENTURY 21 Fine Homes & Estates Realty Exchange and has lived in North Florida for 23 years. A former Flagler Beach Ocean Rescue lifeguard and firefighter, he has closed over $60 million in Palm Coast-area sales.
More about David · Pick a time to talk
