Florida Property Tax Amendment: 5 Best Proven Facts vs Myths

By Chad Dennis, REALTOR®

If you own a home in Jacksonville — or you are thinking about buying or selling one — the Florida property tax amendment headed to the November 2026 ballot is the biggest money question on the table this year. It is officially Amendment 3, it came out of a special legislative session in June, and if voters approve it, the homestead exemption jumps from roughly $50,000 today to $150,000 in 2027 and $250,000 in 2028.

I have watched a lot of confident, completely wrong takes on this fly around Facebook groups and open houses all summer. Some people think property taxes are already gone. Some think school taxes disappear. Some think it changes nothing. None of that is quite right — and the details matter, because a few of them have real deadlines attached.

I’m Chad Dennis, a REALTOR® with eXp Realty here in North Jacksonville — I live in The Cape, I own a home here, and this amendment affects my tax bill the same way it affects yours. So let’s cut through the noise: five facts, five myths, and what the Florida property tax amendment actually means for Jacksonville homeowners, buyers, and sellers.

In This Guide

1. What Is the Florida Property Tax Amendment (Amendment 3)?
2. 5 Facts About the Florida Property Tax Amendment
3. 5 Myths About the Florida Property Tax Amendment
4. The Florida Property Tax Amendment at a Glance
5. What It Means for Jacksonville Homeowners
6. What It Means for Jacksonville Home Buyers
7. What It Means for Jacksonville Home Sellers
8. Key Dates and Where to Verify the Details
9. Florida Property Tax Amendment FAQ

What Is the Florida Property Tax Amendment (Amendment 3)?

Quick backstory. Governor DeSantis spent the past year pushing to eliminate property taxes on Florida homesteads entirely, and lawmakers filed eleven competing proposals between the House and Senate during the regular session — everything from phasing out non-school homestead taxes to targeted relief for seniors. One version passed the House 80–30 and died in the Senate, and the regular session ended in March without a deal.

Then, in a special session June 1–3, 2026, lawmakers passed a compromise: HJR 1F, titled “Save Our Homes From Excessive Property Taxes.” It cleared the House 75–26 and the Senate 30–9 — a genuinely bipartisan vote — and it now goes to you and me as Amendment 3 on the November 3, 2026 ballot.

In one sentence: the Florida property tax amendment would dramatically expand the homestead exemption for the non-school portion of your property taxes, slow assessment growth on non-homestead property, and open a legal pathway for local governments to eventually eliminate non-school homestead taxes altogether.

Like every constitutional amendment in Florida, it needs 60% voter approval to pass — not a simple majority. That threshold has killed plenty of popular-sounding amendments before, so this is a real vote, not a formality.

5 Facts About the Florida Property Tax Amendment

Fact 1: The homestead exemption would jump to $150,000 in 2027 and $250,000 in 2028

Today, most Florida homesteads get roughly $50,000 in exemptions — $25,000 that applies to everything including schools, plus a second exemption (about $26,000 after inflation adjustment) that applies to non-school taxes only.

Under the Florida property tax amendment, the non-school exemption grows to $150,000 effective January 1, 2027, then $250,000 in 2028, and gets adjusted for inflation every year starting in 2029. The existing $25,000 school-tax exemption stays exactly where it is.

Fact 2: A typical Duval homeowner would save roughly $1,100 in 2027 and $2,300 in 2028

Here is the math, not the hype. Duval’s non-school millage runs about 11.4 mills — the City Council actually trimmed the city’s rate an eighth of a mill for 2025–26, to 11.1919, before you add the water management and inland navigation districts. The amendment adds roughly $98,600 of exempt value in 2027 and about $198,600 in 2028 versus today. Multiply it out and you get savings in the neighborhood of $1,100 per year in 2027 and $2,300 per year in 2028 for a home with enough assessed value to use the full exemption.

Your exact number depends on your assessed value and the millage rates set each year — which is exactly why I run these numbers property by property, not off a statewide average.

Fact 3: The median Jacksonville homestead could owe zero non-school property tax by 2028

This is the fact that stops people mid-scroll. Per Jacksonville’s own city auditors, the median homesteaded single-family home in Duval County is assessed at $193,236 — comfortably under the $250,000 line. If Amendment 3 passes, a typical Jacksonville homeowner’s city property tax bill effectively goes to zero in 2028. You would still pay school taxes and non-ad valorem assessments (things like stormwater fees), but the city portion — the biggest slice of most bills — disappears for the median home.

Fact 4: Rentals, second homes, and commercial property get a slower growth cap — not a cut

Non-homestead property — investment homes, vacation rentals, commercial buildings — would see its annual assessment cap drop from 10% to 5% per year on non-school taxes. That is meaningful if you own rental property in 32218 or 32226 like several of my clients do. But be clear about what it is: a limit on how fast your assessed value can climb, not a reduction in what you pay today.

Fact 5: Jacksonville’s city budget takes a $300 million-plus hit — and that is where the tradeoffs live

Jacksonville’s city auditors estimate the city would lose more than $300 million per year starting in 2027 — against a $2.06 billion general fund where police and fire make up about half the budget. Mayor Deegan called the number breathtaking; the council finance chair says the city would look at fees before service cuts. Statewide, the legislature’s own estimate is a $4.6 billion revenue reduction in year one, growing to $8.4 billion in year two.

I am not telling you how to vote — that is your call. I am telling you the honest shape of the deal: real savings on your homestead, and real pressure on local budgets that could show up later as higher millage on what remains taxable, new fees, or trimmed services. Informed beats surprised.

5 Myths About the Florida Property Tax Amendment

Myth 1: “Florida already eliminated property taxes”

Not even close. The Florida property tax amendment has not passed — it is on the November 3, 2026 ballot and needs 60% approval. Even if it passes, nothing changes on the bill you get this fall. The first tax bill that would look different is the one that arrives in November 2027, with the first preview on your August 2027 TRIM notice.

Myth 2: “School taxes go away too”

No. The Florida property tax amendment applies only to non-school taxes. Only the first $25,000 of your home’s value is exempt from school taxes — same as today — and school millage (about 6.3 mills in Duval) keeps applying to the rest. Duval County Public Schools funding is deliberately walled off from this change. Most homeowners will still get a tax bill; it will just be a much smaller one.

Myth 3: “New buyers get the full $250,000 exemption right away”

This is the myth that can actually cost you money. As written, homesteads established on or after January 1, 2027 get only about $50,000 in exemptions for their first four years, reaching the full exemption in year five. Establish your homestead before that date and you are on the full schedule from day one. The implementing legislation still has to settle details — including exactly how current Florida homeowners who move get treated — but the timing line is real, and I explain what it means for buyers below.

Myth 4: “The 5% cap cuts landlord and commercial taxes in half”

Under the Florida property tax amendment, the cap drops from 10% to 5%, so people assume the tax bill drops too. It does not. The cap only slows how fast assessed value can grow in future years. Your rental’s taxes do not fall the day this passes — they just climb a slower staircase from here.

Myth 5: “It kills Save Our Homes and portability”

I have heard this one at two open houses now, and it is flatly wrong. The Florida property tax amendment does not touch Save Our Homes — your assessed value is still capped at 3% or CPI growth per year, whichever is lower — and portability is unchanged. If you have been banking Save Our Homes savings for years, you keep them, and you can still carry them to your next Florida home.

The Florida Property Tax Amendment at a Glance

Here is the whole Florida property tax amendment in one table, using Duval County numbers:

Savings figures assume roughly 11.4 non-school mills and a home assessed high enough to use the full exemption. Homes assessed under $250,000 — which includes the median Jacksonville homestead — would owe zero non-school tax in 2028, so their savings under the Florida property tax amendment equal their entire current city tax bill.

What the Florida Property Tax Amendment Means for Jacksonville Homeowners

First: you do not need to do anything right now. Your 2026 bill is set under current law. But here is what I would actually do between now and November:

Know your assessed value. Not your Zillow estimate — your assessed value on file with the Duval County Property Appraiser. That number, minus exemptions, times millage, is your bill. It is also how you figure out whether you are a “zero city tax in 2028” household or a partial-savings household.

Make sure your homestead exemption is actually filed. Every year I meet Jacksonville homeowners who bought two or three years ago and never filed. Under current law that mistake costs you a few hundred dollars a year. Under the Florida property tax amendment, an unfiled homestead could mean leaving thousands on the table — the gap between homestead and non-homestead treatment gets dramatically wider. Not sure if yours is filed, or how to file it? Here is my step-by-step: Jacksonville Homestead Exemption: The Best 2026 Guide.

Watch the millage conversation. The savings math above assumes rates stay put. With a $300 million hole to manage, Jacksonville’s council will be under pressure — millage on remaining taxable value, new fees, or cuts. What the city does in 2027 determines whether the full savings land in your pocket.

👉 Want the other half of your net-worth picture? Read my full guide: North Jacksonville Home Value: Best Proven 2026 Guide.

What the Florida Property Tax Amendment Means for Jacksonville Home Buyers

If you are thinking about buying in Jacksonville, the date to circle is January 1, 2027.

As the amendment is written, a homestead established on or after that date starts at roughly $50,000 in exemptions and waits four years for the full benefit. A homestead established before it is on the full schedule immediately — $150,000 in 2027, $250,000 in 2028. At Duval millage rates, that gap is worth roughly $1,100 in 2027 and $2,300 a year after that — call it $8,000 of real money riding on a calendar date.

To claim a 2027 homestead on the right side of that line, you generally need to own and occupy the home by January 1, 2027 and file for homestead by March 1, 2027. Closing in late 2026 instead of early 2027 could be one of the more valuable timing decisions a Jacksonville buyer makes this decade — if the amendment passes, and if the implementing legislation keeps the current language. Both are still open questions, which is exactly why I would not bet a home purchase on the ballot alone.

My honest advice is the same as always: buy the right house at the right price on fundamentals, and treat the Florida property tax amendment as a timing consideration, not a reason to buy. The fundamentals in North Jacksonville — new construction, waterfront, land, and a price point the rest of Florida envies — are the real story. Start with my guide to the Best Neighborhoods in North Jacksonville, then search every live MLS listing here.

What the Florida Property Tax Amendment Means for Jacksonville Home Sellers

Selling in the next 12 months? Here is what the Florida property tax amendment means for your sale — three things to know.

One: this is a demand tailwind if it passes. Cutting $1,100–$2,300 a year off the carrying cost of a Jacksonville home makes every monthly payment calculation look better — especially in the $250,000–$400,000 range where most of my North Jacksonville buyers and sellers live.

Two: expect buyers to get strategic about closing dates. Late 2026 closings help buyers lock full-schedule homestead treatment under the amendment as written. A seller who understands that has a negotiating card most sellers do not even know exists.

Three: your competition is still the builders. New-construction incentives in North Jacksonville remain aggressive, and a resale listing has to be priced and presented against them. A tax change helps every seller equally — pricing and presentation are still what separate sold from sat.

Key Dates and Where to Verify the Details

Mark these Florida property tax amendment dates:

• November 3, 2026 — Amendment 3 is on the ballot statewide; 60% approval required.
• January 1, 2027 — effective date if passed, and the homestead-establishment line that matters for buyers.
• March 1, 2027 — homestead exemption filing deadline for the 2027 tax year.
• August 2027 — the first TRIM notices reflecting the new exemption, if passed.
• November 2027 — the first actual tax bill that would look different.

Do not take my word on the Florida property tax amendment — or anyone’s on Facebook. The primary sources are public: the Duval County Property Appraiser for your assessed value and exemptions, the Pinellas County Property Appraiser’s Amendment 3 FAQ for the clearest official explainer I have found, and the Florida Department of Revenue for the statutes behind it all.

Florida Property Tax Amendment FAQ

What is Florida Amendment 3 on the 2026 ballot?

Amendment 3, titled Save Our Homes From Excessive Property Taxes, is the Florida property tax amendment passed by the Legislature in a June 2026 special session. It would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028, index it to inflation afterward, and cut the annual assessment cap on non-homestead property from 10% to 5%. It needs 60% voter approval on November 3, 2026.

When would Florida property taxes actually change?

If the amendment passes in November 2026, it takes effect January 1, 2027. The first TRIM notices showing the larger exemption arrive in August 2027, and the first reduced tax bills arrive in November 2027. Nothing changes on 2026 tax bills.

How much would Jacksonville homeowners save under Amendment 3?

At Duval County’s roughly 11.4 non-school mills, a home with enough assessed value would save about $1,100 per year in 2027 and about $2,300 per year in 2028. The median Duval homestead is assessed at $193,236, which is under the $250,000 exemption, so a typical Jacksonville homeowner could owe zero non-school property tax in 2028. Exact savings depend on assessed value and future millage rates.

Does the Florida property tax amendment eliminate school taxes?

No. School taxes are excluded on purpose. Only the first $25,000 of assessed value is exempt from school taxes, exactly as under current law, and school millage continues to apply to the rest of your home’s value.

Do new Florida residents get the full $250,000 homestead exemption?

Not immediately. Homesteads established on or after January 1, 2027 receive about $50,000 in exemptions for the first four years and become eligible for the full exemption in year five. Homesteads established before January 1, 2027 are on the full schedule from the start. Implementing legislation still has to finalize the administrative details.

Should I buy a home in Jacksonville before January 1, 2027?

If you are planning to buy anyway, closing in time to establish homestead before January 1, 2027 could be worth roughly $8,000 over four years under the amendment as written. But the amendment still has to pass, and implementing legislation could adjust details, so buy on fundamentals like price, condition, and location first and treat the tax timing as a bonus, not the reason.

About the Author: Chad Dennis is a REALTOR® with eXp Realty serving North Jacksonville — Oceanway, The Cape, Jamestown, Black Hammock Island, Eagle Bend, and the surrounding 32226, 32218, 32225, and 32219 communities. A U.S. Army veteran who bought his own home with a VA loan, Chad brings 35 years of customer-first management experience to every transaction, whether he is breaking down the Florida property tax amendment or negotiating your contract. Search live listings at seealllistings.homes or explore more local guides on the blog. Call or text 904-977-5509.

Disclaimer: This article is for general information only and is not tax, legal, or financial advice. Amendment 3 has not been voted on as of this writing, savings figures are estimates based on 2025 Duval County millage rates and legislative analyses, and implementing legislation may change administrative details. Consult a tax professional about your specific situation, and verify current figures with the Duval County Property Appraiser and the Florida Department of Revenue. Sources include city auditor estimates reported June 2026 and the Legislature’s revenue estimates for HJR 1F.

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