● Approved November 3, 2026

Florida Amendment 3 Passed.
What It Means for Your Home.

A Miami homeowner's guide to Florida's new homestead exemption, and how it shapes your next move.

62%Voter approval
$250,000Exemption by 2028
5%New cap, non homestead
The big picture

The largest change to Florida property taxes in decades

On November 3, 2026, Florida voters approved Amendment 3 with about 62% of the vote. For Miami homeowners, it changes the math on staying, selling and buying your next home. Whether you plan to stay, sell, or move up, the timing of your next move now matters more than ever.

Homestead exemption, non school taxes

Your exemption grows five times over

Maximum homestead exemption applied to county, city and special district taxes
~$50K
$150K
$250K
2026Current law
2027Amendment 3 begins
2028Then indexed to inflation
School taxes are not affected. New Florida residents may wait until their fifth year of homestead exemption for the full increase. Final rules depend on 2027 legislation.
Second homes, rentals and investment property

Assessment increases capped at half

Annual cap on assessed value increases for non homestead property, beginning 2027
Before
10%
Maximum yearly increase in assessed value
→
Amendment 3
5%
More predictable tax bills for owners and investors
Who it affects

What Amendment 3 means for you

Staying put

Your homestead exemption on non school taxes rises in 2027 and again in 2028, lowering your yearly carrying cost.

Homeowners

Selling and moving

Moving within Florida? Your next home can qualify for the larger exemption as soon as you homestead it.

Sellers

Holding rentals

The new 5% assessment cap brings steadier tax bills, strengthening the case for holding or buying in Miami Dade.

Investors
If you are selling

Plan the sale and the next purchase together

Lower carrying costs for buyers who will homestead can improve affordability and support demand. If you are moving within Florida, your next home can qualify for the larger exemption once you homestead it. Your sale price, your timing and your next purchase should be planned as one strategy.

If you own investment property

More predictable holding costs

The 5% assessment cap brings steadier tax bills on rentals and second homes, which strengthens the case for holding or buying investment property in Miami Dade.

This page is general information, not tax or legal advice. Implementing legislation is expected in 2027. Confirm your exemption with the Miami Dade Property Appraiser or a tax professional.

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Your Amendment 3 Home Strategy Review

Current market value, your equity position, and a sale and purchase timing plan built around the new exemption.

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Anet Ortiz
Real Estate Advisor · Modern World Realty
786.399.5009
anetortiz@gmail.com
anetthemiamicloser.com
@anetthemiamicloser

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