Florida Amendment 3: 14 Days to Vote and the December 31 Property Tax Deadline

By Gena McCulloch, REALTOR®, Real Broker LLC. Florida native serving New Port Richey, Tarpon Springs, Pasco County, Tampa Bay, and Fort Lauderdale for more than ten years.

Fourteen days. That is all that stands between Florida homeowners and the biggest property tax vote this state has seen in a generation.

On November 3, 2026, Amendment 3 lands on your ballot. You may have heard it called HJR 1F, the property tax elimination amendment, or simply "the one that zeroes out my tax bill." Back in June, I broke down what the amendment says. Today, with ballots already arriving in mailboxes, the questions in my inbox have changed. People are no longer asking what is it. They are asking what do I do about it, and how fast.

So let us talk deadlines, polls, and the moves that matter before the calendar flips.

Amendment 3 in 60 Seconds

If voters approve it, Amendment 3 supersizes the Florida homestead exemption on non-school property taxes, the portion charged by your county, city, and special districts:

• Today: roughly $50,000 exempt
• January 1, 2027: up to $150,000 exempt
• January 1, 2028: up to $250,000 exempt
• 2029 and beyond: adjusted annually for inflation

School taxes stay on your bill, with the existing $25,000 school exemption unchanged. Save Our Homes, portability, and the senior, veteran, widow, and disability exemptions all stay intact. Investment and rental properties get no new exemption, but their annual assessment cap drops from 10 percent to 5 percent on non-school taxes.

For a huge share of homes in New Port Richey, Port Richey, and Hudson, where values sit near or below that $250,000 line, the county and city portion of the bill could all but vanish by 2028.

Will It Actually Pass? Here Is What the Polls Say

Florida constitutional amendments need 60 percent of the vote. Not a simple majority. Sixty.

A Mason-Dixon poll conducted September 28 through October 1 for NBC6 and Telemundo found 55 percent support, 26 percent opposed, and 19 percent undecided. Translation: popular, but not over the finish line. The undecided voters are the whole ballgame, which means your vote on this one carries real weight. Whichever way you lean, show up.

The December 31 Deadline Nobody Is Talking About

Here is the fine print that turns a ballot question into a money question.

The bigger exemption is built to reward people who are already Florida residents. According to the Pinellas County Property Appraiser, owners who are permanent Florida residents as of December 31, 2026 are eligible for the larger exemption amounts starting in 2027. Residents who establish residency by that date can still claim the higher amount when they buy later and apply for homestead.

Miss that date, and the math changes. New residents arriving on or after January 1, 2027 start with a $50,000 non-school exemption and must hold their homestead exemption for four years before the enhanced amount kicks in, beginning January 1 of the fifth year.

Four years of a $50,000 exemption versus a $150,000 to $250,000 exemption. On a typical Pasco County home, that gap can add up to thousands of dollars. Nobody likes leaving money on the closing table, and this would be leaving it on the kitchen table for four straight years.

If You Are Moving to Florida

Your clock is ticking now, not in November. If Tampa Bay, New Port Richey, or Fort Lauderdale is in your future, talk with a tax professional about what establishing permanent residency before December 31 looks like for you. Driver's license, voter registration, vehicle registration, and a declaration of domicile are the usual building blocks. The home search can follow, but the residency paper trail should not wait.

If You Are a Florida Renter Thinking About Buying

You already have the residency box checked, which puts you in the best seat in the house. If Amendment 3 passes, you are positioned for the full enhanced exemption once you buy and file for homestead. Buying sooner also means filing homestead sooner, and every year of that exemption is real money back in your pocket.

If You Already Own and Live in Your Home

Breathe. If it passes, the expanded exemption applies to your existing homestead automatically. Your only job is to vote, then watch for your August 2027 TRIM notice, which is where the change first shows up.

The Other Side of the Ledger

I tell my clients the truth, even when it complicates a good headline.

State economists have projected the amendment could pull billions of dollars a year out of local government budgets. City and county leaders warn that the money pays for roads, parks, libraries, police, fire, and EMS. Supporters counter that local governments have room to tighten their belts. Both sides are making real arguments, and the amendment itself does not guarantee funding levels for any service. Millage rates remain in the hands of your local commissioners, and fees and non-ad valorem assessments are not touched by the exemption.

Massive household savings on one side. Real budget pressure on the other. That is the honest trade, and you deserve to weigh it with clear eyes.

What Sellers Should Watch

If Amendment 3 passes and carrying costs fall, buyer demand for homesteaded Florida homes could heat up, and that pressure lands hardest on affordable and mid-priced homes. That is exactly what New Port Richey and Pasco County are built on. If you have been sitting on the fence about selling in 2027, November 3 is a good reason to get a current value on your home and a plan in your back pocket.

Frequently Asked Questions

When is the vote on Florida Amendment 3?

November 3, 2026, the general election. It needs at least 60 percent voter approval to pass.

What is the residency deadline for the bigger homestead exemption?

Permanent Florida residents as of December 31, 2026 are eligible for the enhanced exemption amounts starting in 2027 if the amendment passes.

What happens if I move to Florida in 2027?

You would start with a $50,000 non-school exemption. After four years of homestead exemption, the larger exemption applies starting January 1 of your fifth year.

Will I stop paying property taxes completely?

Most homeowners will still pay school district taxes, plus non-school taxes on any value above the exemption. Fees and non-ad valorem assessments also remain.

Does Amendment 3 help landlords and investors?

Not with a new exemption. Non-homestead properties do get the annual assessment cap on non-school taxes cut from 10 percent to 5 percent.

When would I see the savings?

If approved, the change takes effect January 1, 2027, appears on August 2027 TRIM notices, and shows up on November 2027 tax bills.

The Bottom Line

Amendment 3 is a once-in-a-generation decision, and the clock is louder than the campaign ads. Whether you are relocating, renting, or already sitting pretty in your homestead, the next 72 days, through December 31, could shape your property tax bill for years.

If you want to know exactly what this vote means for your home, your buying power, or your selling strategy, from New Port Richey to Fort Lauderdale, let us talk. The conversation costs you nothing and could save you plenty. Reach me at genacoastalhomes@gmail.com or visit genatampabayrealtor.com.

Your home. My hustle. Family-level service, every single time.

This article is provided for informational purposes and reflects publicly available information as of October 20, 2026. It does not constitute legal or tax advice. Consult a qualified tax professional regarding your individual circumstances. Sources: Pinellas County Property Appraiser Amendment 3 FAQ; NBC6/Telemundo Mason-Dixon poll released October 7, 2026.