Amendment 3 passed Nov. 3, 2026

Your Florida homestead tax is about to drop. See by how much.

Starting with 2027 tax bills, the first $150,000 of your home's assessed value is exempt from county, city and district taxes. In 2028 it's the first $250,000. Enter your numbers and see your savings in seconds.

$150Kexempt in 2027

$250Kexempt from 2028

Dec 312026 residency date

Your savings calculator

Free, no sign-up. Works for any Florida county.

Your home's assessed value

It's on your tax bill or TRIM notice. Not sure? Use your home's value; the estimate will run a little high.

County

City or area

Is it your full-time home (homestead)?

Florida permanent resident by Dec 31, 2026?

Adjust the tax rate (millage)

Total millage

School part

Estimates only. Not tax or legal advice.

Your estimate

Here's what Amendment 3 could save you

Estimated savings per year, starting with the November 2028 bill

$0/yr

Your yearly property tax

Same home value and tax rate in each year. Only the exemption changes.

See the math

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Your savings estimate for 2027 and 2028
A heads-up when your county sets 2027 tax rates
A reminder before the March 1 homestead filing deadline

Snowbirds and new Floridians

December 31, 2026 is the date that matters

Florida residents by Dec. 31

If Florida is your permanent residence on December 31, 2026, your homestead gets the full exemption from non-school taxes: $150,000 for 2027 and $250,000 from 2028, rising with inflation after that.

Everyone who arrives later

If it wasn't, your homestead gets $50,000 off non-school taxes for your first four years of exemption. The full exemption starts with your fifth year.

Then file by March 1

Residency alone isn't the exemption. You still apply for homestead with your county property appraiser. The deadline for the 2027 exemption is March 1, 2027.

Whether you're a "permanent resident" depends on facts like where you actually live, vote, register your car and file your taxes. That's a question for a tax professional or attorney. What this page can show you is what the difference is worth: flip the residency question in the calculator to "No" and compare.

Good to know

Questions people ask

When does my tax bill actually go down?

Amendment 3 takes effect January 1, 2027. The first bill it changes is the one mailed in November 2027. The bigger $250,000 exemption first shows up on the November 2028 bill.

Does it lower my school taxes?

No. School taxes keep the same $25,000 homestead exemption. Amendment 3 raises the exemption for everything else: county, city, fire and special district taxes.

Will my taxes really drop by this much?

Maybe not. The estimate holds today's tax rates. Every year your county, city and districts set new rates, and some may raise them to make up lost revenue. A new state law (CS/SB 4-F) limits how far rates can rise above the "rolled-back" rate without a supermajority vote, but it doesn't freeze them.

Does my mortgage payment go down automatically?

If your taxes are paid through escrow, your servicer recalculates the payment at its annual escrow analysis, usually after it pays the year's tax bill. So the lower 2027 bill typically reaches your monthly payment at the analysis after November 2027. If the account ends up with a surplus, federal rules (12 CFR 1024.17) generally require a refund of amounts of $50 or more.

What about my rental, second home or business property?

The bigger exemption is for homesteads only. For other property, Amendment 3 lowers the cap on yearly assessed-value increases for non-school taxes from 10% to 5%, starting January 1, 2027. The Save Our Homes cap on a homestead (3% or inflation, whichever is lower) doesn't change.

Can my county give me even more?

Possibly. Counties and cities can raise the exemption for their own taxes, up to a home's full assessed value, and special districts can do it by referendum. Starting in 2030, a county or city can also shorten the five-year wait for new residents by a two-thirds vote. None of that has happened yet.

Want a real person to check your numbers?

I'm Todd Hanley, a Florida mortgage loan officer in Boca Raton. Book a free 15-minute call and I'll check this estimate against your actual tax bill and escrow account, and tell you what it means for your payment, whether you're staying put, buying or refinancing.

Call (954) 806-5114 Text me