Island Watch Currents

Florida Amendment 3: Property Tax Relief or a Shift in Who Pays?

A closer look at what the proposed constitutional amendment would change, who could benefit, the potential impact on Nassau County, and why understanding both sides matters.

Published: October 8, 2026 | 10-minute read

On November 3, 2026, Florida voters will have an opportunity to decide on a proposed constitutional amendment that could significantly change how property taxes are assessed and collected throughout the state.

Known as Amendment 3, the proposal would substantially increase the homestead exemption on non-school property taxes, potentially saving eligible Florida homeowners hundreds or thousands of dollars annually.

But the proposal goes beyond reducing individual property-tax bills. It could also change how local governments generate revenue, affect property owners differently depending on residency and property use, and influence funding for services residents rely upon.

Like many major policy proposals, there are meaningful arguments on both sides.

At Island Watch, our goal is not to tell you how to vote. It’s to provide factual, sourced information, explain what it could mean for our community, and encourage you to make an informed decision.

Let’s look at what Amendment 3 actually proposes.

What exactly is Amendment 3?

The official ballot title is:

Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments

Amendment 3 was placed on the November 2026 ballot by the Florida Legislature through House Joint Resolution 1F.

The amendment proposes changes to Article VII, Sections 4, 6, and 9, and Article XII of the Florida Constitution.

Rather than relying on a condensed social media explanation, voters should review the state’s actual wording.

Read the official amendment:

• Florida Department of State — Official Amendment 3 ballot title and summary

• Full Proposed Constitutional Amendment — Official 20-page document

The official ballot summary explains that the proposal would raise non-school homestead exemptions, allow certain additional local exemptions, establish different treatment for some new Florida residents, lower assessment-growth caps on non-homestead properties, and address permitted uses of county and municipal property-tax revenue.

The full legal text contains important details beyond this summary and should be consulted by anyone who wants to review the precise constitutional language.

If approved by at least 60% of voters, the amendment would take effect January 1, 2027.

1. How would Amendment 3 change the homestead exemption?

Currently, qualifying Florida homeowners receive two portions of the standard homestead exemption:

• The first $25,000 of assessed value is exempt from property taxes, including school taxes.

• An additional exemption, adjusted annually for inflation, applies to the portion of assessed value above $50,000 for non-school property taxes.

For 2026, the additional exemption is $26,411, bringing the maximum standard non-school homestead exemption to $51,411.

Amendment 3 would increase the total exemption applicable to non-school property taxes as follows:

Tax Year

Non-School Homestead Exemption

2026 — Current Law Up to $51,411

2027 — If Approved $150,000

2028 — If Approved $250,000

2029 and Beyond Adjusted for inflation

The expanded exemption would apply to qualifying primary residences, subject to the amendment’s eligibility rules.

Important distinction: The amendment does not eliminate school property taxes. The existing $25,000 homestead exemption applicable to school taxes would remain.

It also would not eliminate non-ad valorem assessments, such as certain assessments for solid waste or other services.

What does this mean in everyday terms?

Imagine that your home’s assessed value for property-tax purposes is $300,000.

Under current 2026 law, assuming the maximum standard exemption applies, approximately $248,589 of that value would remain taxable for non-school purposes.

Under the proposed amendment:

• In 2027, approximately $150,000 would remain taxable.

• In 2028, approximately $50,000 would remain taxable.

The result could be a substantial reduction in the non-school portion of that home’s property-tax bill.

Remember that a home’s assessed value is not necessarily the same as its market value or the price someone would pay to purchase it.

2. How much could property owners actually save?

The answer depends on the assessed value of the property, the applicable non-school millage rates, other exemptions, and eligibility.

A millage rate determines how much tax is charged for each $1,000 of taxable property value.

For example, a non-school millage rate of 10 mills represents $10 per $1,000 of taxable assessed value.

Here are some illustrative annual savings for an eligible homesteaded property, using a hypothetical non-school millage rate of 10 mills

Assessed Value Potential 2027 Potential 2028

Savings Savings

$100,000 $486 $486

$150,000 $986 $986

$200,000 $986 $1,486

$300,000 $986 $1,986

$500,000 $986 $1,986

These figures compare the proposal with the 2026 standard exemption of $51,411 and hold assessed values and tax rates constant. They are illustrations, not forecasts of actual future bills.

You may notice that the savings eventually stop increasing as home values rise. That’s because the amendment would exempt a fixed portion of assessed value, rather than a percentage of the home’s value.

School property taxes, special exemptions, future assessment changes, and non-ad valorem assessments are not included in these examples.

Try our interactive Amendment 3 savings calculator

Want to see what these changes could mean for your particular property?

Use the Island Watch calculator below to enter your home’s assessed value and non-school millage rate and compare estimated property taxes owed under current-law assumptions with estimated amounts if Amendment 3 is approved.

Try the interactive savings calculator at the top right of the page.

If you’re unsure of your assessed value, your property-tax notice or the Nassau County Property Appraiser’s records can help you find it.

A note about estimates: No calculator can guarantee the actual savings in future years. Local governments set millage rates annually, assessed values may change, and the law’s implementation and individual eligibility can affect the outcome.

3. Who would qualify for the larger homestead exemption?

The increased exemption would apply to qualifying homestead properties, but an important provision distinguishes existing Florida residents from people who become residents after 2026.

Current Florida residents

Qualifying homeowners who are Florida residents as of December 31, 2026, would generally be eligible for the expanded exemption beginning in 2027.

People moving to Florida after December 31, 2026

The proposal establishes a different timeline for people who were not Florida residents by that date.

These homeowners would generally receive the existing homestead exemption when they first qualify, but the increased exemption would not begin until their fifth year of homestead exemption eligibility.

There is also a legal qualification in the proposed language recognizing that this provision must comply with the U.S. Constitution.

Florida TaxWatch has identified potential constitutional concerns with treating taxpayers differently based solely on how long they have resided in Florida. A similar residency-based distinction was invalidated by the Florida Supreme Court in 1982.

That creates an important question about how this provision might ultimately be implemented or challenged.

Why this matters locally: Nassau County continues to attract people relocating from other areas. Buyers moving into Florida could face very different property-tax situations from homeowners who already qualify under the residency provisions.

4. What about second homes, vacation properties, rentals and commercial real estate?

Amendment 3 would not extend the expanded homestead exemption to properties that do not qualify as primary residences.

However, it includes a separate proposal affecting non-homestead property.

Under current law, the annual increase in assessed value for many non-homestead properties is limited to 10%, excluding school district assessments.

Amendment 3 would lower that cap to 5%.

For example, if a qualifying investment property’s assessed value was $400,000:

• Under the current 10% cap, a permitted annual assessed value increase could be as much as $40,000.

• Under the proposed 5% cap, that maximum increase would be $20,000.

This is a limit on certain increases in assessed value, not a guaranteed 5% reduction in property taxes.

The cap does not work the same way following changes of ownership or certain improvements, and school district taxes would remain subject to their existing rules.

For Amelia Island’s vacation-home market, rental properties, and commercial real estate, this provision is particularly relevant.

5. What are supporters saying?

Supporters generally emphasize three major benefits: homeowner affordability, property-tax relief, and increased pressure on governments to examine spending.

A. Reducing the cost of homeownership

Homeowners have faced increasing expenses from insurance, maintenance, utilities, and other costs associated with owning a home.

Supporters argue that reducing property taxes would leave more money in homeowners’ household budgets and could make it easier for residents to remain in their homes.

Florida Realtors, the statewide trade association representing real estate professionals, announced its support for Amendment 3 in August 2026.

The association argues that addressing ongoing ownership costs is an important part of making homeownership attainable.

Read Florida Realtors’ official position

B. Providing more predictable expenses

Supporters say increasing homestead exemptions could make the non-school portion of property-tax bills more manageable for eligible homeowners.

The lower assessment-growth cap for non-homestead properties could also provide additional predictability for some rental and commercial property owners.

That predictability could benefit long-term financial planning.

C. Encouraging government spending reviews

Some supporters argue that rapidly increasing property-tax collections should lead local governments to examine their budgets more closely.

They believe lower property-tax revenue could encourage governments to identify unnecessary expenditures, prioritize core services, and improve financial efficiency.

Whether sufficient savings could be achieved without service reductions would depend on individual government budgets and decisions.

D. Retaining more household income

Lower tax bills could leave some homeowners with more disposable income.

Supporters contend that those dollars could be used for household expenses, property improvements, savings, or spending at local businesses.

Those are potential economic benefits, rather than guaranteed outcomes.

6. What are opponents and critics saying?

Opponents and organizations expressing concern focus primarily on the effect on local government finances, the possibility of shifting costs to other taxpayers, and uncertainty about how the proposal would work.

A. Reduced revenue for local services

Property taxes are a major funding source for Florida county and municipal governments and special districts.

These revenues support services such as:

• Law enforcement and fire protection

• Emergency medical services

• Roads and infrastructure

• Emergency management and storm response

• Parks and recreation

• Local government operations

A reduction in property-tax collections does not automatically mean each of these services would be cut. However, local governments would need to decide how to respond to reductions in revenue.

Organizations that have opposed the amendment or raised significant concerns include the Florida Association of Counties, Florida League of Cities, Florida Sheriffs Association, and Florida Professional Firefighters.

Their principal concern is whether communities could maintain the level of services residents expect without sufficient replacement funding.

B. Could lower taxes for some lead to higher costs for others?

One of the central arguments against the proposal is the possibility of shifting the tax burden.

When certain properties receive larger exemptions, other taxable properties may represent a greater share of the remaining tax base.

Depending on the response of local governments, possible outcomes could include:

• Higher millage rates within existing legal limits

• Changes to fees or special assessments

• Reduced or reorganized services

• Greater relative tax burdens on some non-homestead properties

Renters and business customers could also be affected if landlords or businesses face higher costs and pass some of those costs along.

These are possible outcomes, not automatic consequences of the amendment.

C. The amendment does not prohibit future millage increases

An important point sometimes overlooked is that Amendment 3 does not freeze local property-tax rates.

Counties and municipalities would continue to set millage rates through their budgeting processes, subject to existing legal requirements.

That means an individual homeowner’s eventual savings could differ from estimates based on today’s rates.

D. Concerns about constitutional and implementation questions

Florida TaxWatch has raised concerns regarding the five-year residency provision and the speed with which the proposal advanced through the legislative process.

The ballot summary was also rewritten following legal challenges concerning its wording.

Some critics argue that a constitutional change of this scale deserves more detailed consideration of funding, implementation, and possible unintended effects.

These concerns are separate from whether homeowners would receive an increased exemption.

7. What could Amendment 3 mean for Florida’s local governments?

The numbers are substantial.

According to Florida’s official revenue-estimating process, as summarized by Florida TaxWatch, projected reductions in local non-school property-tax revenue are approximately:

Fiscal Year

Estimated Statewide Revenue Reduction

2027–2028 $4.94 billion

2028–2029 $8.71 billion

2029–2030 $9.65 billion

2030–2031 $10.71 billion

2031–2032 $11.83 billion

Combined five-year estimate: approximately $45.8 billion.

These figures describe projected reductions in local government property-tax revenue across Florida, not a direct estimate of service cuts.

They assume specified tax and economic conditions. Changes to local tax rates, property values, budgets, or future legislation could produce different actual results.

To one homeowner, a savings of $1,000 or $2,000 annually could be meaningful. Across millions of properties, the cumulative amount becomes a major financial consideration for the governments that currently collect those taxes.

This is one reason the proposal has generated such significant discussion.

Source: Florida TaxWatch Property Tax Resource Center

8. What could Amendment 3 mean specifically for Nassau County?

Here is where the issue becomes especially relevant to our community.

The Florida Policy Institute, using Florida Department of Revenue property-tax data and a model developed with the Institute on Taxation and Economic Policy, estimates that Amendment 3 could reduce property-tax revenues associated with Nassau County’s local taxing authorities by approximately:

• $31.1 million in the first modeled fiscal year

• $58.0 million in the second modeled fiscal year

• $89.1 million combined over those two years

These are estimates from a policy research organization, not an adopted Nassau County budget or an official announcement of service reductions.

The estimates depend on assumptions concerning property values, existing millage rates, homestead eligibility, and future tax conditions.

The Florida Policy Institute has expressed opposition to the amendment and highlights the potential consequences of lower local government revenue.

Review the Florida Policy Institute’s Nassau County analysis and methodology

Why should local residents pay attention?

Amelia Island, Fernandina Beach, Yulee, Callahan, Hilliard, and the surrounding areas all depend on a combination of local government services and infrastructure.

Questions residents may want local officials to address include:

Public safety: How would the county and municipalities maintain emergency response capabilities if revenue declines?

Infrastructure: Could road maintenance, drainage improvements, and other capital projects be affected?

Local spending: What opportunities exist to reduce spending without compromising essential services?

Tax rates: Would local governments consider changing millage rates, fees, or assessments?

Future growth: How might new development and population growth affect the local tax base?

Different municipalities and taxing districts have different budgets and revenue sources. The financial impact would not necessarily be distributed evenly throughout Nassau County.

Understanding the effect locally requires looking beyond statewide numbers.

9. Would Amendment 3 actually reduce everyone’s property taxes?

No. Not every property owner would receive the same benefit.

Qualifying homeowners with homesteaded primary residences could see substantial reductions in non-school property taxes.

Owners of second homes, rental properties, and commercial properties would not receive the expanded homestead exemption, although the proposed 5% assessment-growth cap could benefit some of those properties.

People becoming Florida residents after December 31, 2026, would face different eligibility rules.

Some homeowners with additional exemptions might also experience different savings than the standard examples shown earlier.

And changes to local tax rates could influence what taxpayers ultimately owe.

Another important point: Lower non-school property taxes do not necessarily mean a homeowner’s total property-tax bill would disappear.

School property taxes and applicable non-ad valorem assessments would remain.

10. Would Save Our Homes and portability still apply?

Yes. The amendment does not repeal Florida’s existing Save Our Homes assessment limitation.

For qualifying homesteaded property, Save Our Homes generally limits annual increases in assessed value to the lesser of 3% or the applicable inflation measure, subject to existing exceptions.

Florida’s portability provisions, which can allow eligible homeowners to transfer certain assessment benefits when moving from one homestead to another, would also remain.

Existing additional personal exemptions, such as certain exemptions for seniors, veterans, and individuals with disabilities, are not eliminated by Amendment 3.

Because exemption combinations can vary, individual property-tax estimates should be reviewed carefully.

11. What does voting YES or NO actually mean?

A YES vote

A YES vote supports adopting the amendment’s package of constitutional changes, including the increased non-school homestead exemptions, the reduced non-homestead assessment-growth cap, the residency-related eligibility provision, and the changes involving local government exemptions and property-tax revenue uses.

A NO vote

A NO vote means the amendment would not be adopted. Existing constitutional property-tax provisions would remain in place unless changed through some future legal process.

The question is not simply whether lower property taxes are desirable. Voters are deciding whether to adopt this particular set of constitutional changes.

Because this is a proposed amendment to the Florida Constitution, it requires approval from at least 60% of voters casting votes on the amendment.

12. A few questions worth considering before voting

Whatever your initial reaction to Amendment 3, these are some useful questions to explore:

1. How much would the proposed exemption reduce my own property-tax bill?

2. How would the changes affect other property owners, including rental and commercial properties?

3. What do local government budgets show about the services supported by property-tax revenue?

4. Could increased exemptions be offset in part by higher rates, fees, or assessments?

5. How would the residency requirements affect new Florida homeowners?

6. Are there parts of the proposal that I support and other provisions that concern me?

7. How much of the projected impact is based on established data, and how much depends on assumptions about future decisions?

Looking at these questions can help voters understand both the potential individual benefits and the broader effects on their communities.

13. Where can I get reliable information?

There is no shortage of opinions about Amendment 3 circulating on social media.

Opinions can be valuable starting points for discussion, but they are not substitutes for documented facts, actual legislative language, budget data, or credible research.

Here are several resources worth reviewing.

Florida Department of State

The official amendment title, ballot summary, and proposed constitutional text.

Read the official amendment

Florida House of Representatives

The legislation, its history, and nonpartisan legislative staff analysis.

Review House Joint Resolution 1F

Florida Department of Revenue

Information about Florida homestead exemptions, property assessments, and related tax provisions.

Florida Department of Revenue

Florida TaxWatch

A nonprofit taxpayer research organization offering detailed explanations, fiscal estimates, and analysis of the amendment’s potential effects. Florida TaxWatch has also published its own position on the amendment; readers can consider its research and conclusions separately.

Read Florida TaxWatch’s 2026 Voter Guide

Florida Realtors

The statewide real estate trade association supports Amendment 3 and publishes its rationale and educational material.

Read Florida Realtors’ position

Florida Policy Institute

A nonprofit policy research organization that has raised concerns about the proposal and published estimates of potential local government revenue effects.

Review the Nassau County analysis

When reading any organization’s analysis, it is helpful to understand its stated position, the methodology behind its figures, and which conclusions are established facts versus projections or opinions.

14. When and where can Nassau County residents vote?

2026 Florida General Election

Early Voting
October 22–31, 2026
9:00 AM – 6:00 PM daily

During early voting, registered Nassau County voters may vote at any designated early voting location in the county.

Election Day
Tuesday, November 3, 2026
7:00 AM – 7:00 PM

On Election Day, voters must vote at their assigned precinct.

Bring acceptable identification containing a photograph and signature. If your photo identification does not contain your signature, an additional form of identification showing your signature may be required. Voters without the required identification may still be able to cast a provisional ballot.

For official voting locations, eligibility information, and election updates, visit:

Nassau County Supervisor of Elections

Early Voting Information

A Final Thought from Island Watch

Your Vote. Your Decision. Make It an Informed One.

Whether you support Amendment 3, oppose it, or haven’t made up your mind, one thing is certain: this is a significant proposal that deserves careful consideration.

For some homeowners, the potential savings could be substantial. For local governments, the projected reductions in revenue are substantial as well.

Both deserve to be understood.

Island Watch is not endorsing a YES or NO vote on Amendment 3.

Our purpose in sharing this information is not to influence your decision, but to encourage you to make that decision based on legitimate sources, documented facts, and an understanding of the potential consequences.

Don’t vote a particular way because a politician recommends it.

Don’t vote a particular way because an organization endorses it.

Don’t vote a particular way because something you saw on Facebook sounded convincing.

And please don’t vote a particular way simply because you read about it here on Island Watch.

Read the amendment. Examine the facts. Consider the potential benefits and consequences. Ask questions. Form your own opinion.

Then, whatever your decision, make your voice heard and VOTE.

Our community benefits when residents take the time to understand the issues that shape its future.

ISLAND WATCH CURRENTS 🌊

Local News. Coastal Perspectives.

Keeping an eye on the issues affecting Amelia Island, Fernandina Beach, Yulee, and all of Nassau County.

Philip Kinard, Realtor®
Island Watch
Brokered by Diamond Realty Group of Amelia
904-753-0701
ameliaislandphilip@gmail.com
islandwatchamelia.com

Editorial disclosure: Island Watch is a real estate and community-information brand, not a government agency or independent news organization. This article is intended to explain the proposed amendment and summarize published perspectives without endorsing an outcome. It is not legal, tax, or voting advice. Information reflects sources available October 8, 2026; estimates and election information should be reconfirmed as appropriate.