Florida Amendment 3 Explained: Impact on Jupiter & Palm Beach County Homeowners
Florida voters decide Amendment 3 on November 3, and if it passes, it will change what most homeowners in Jupiter and Palm Beach County pay in property taxes starting in 2027. It needs at least 60% of the vote.
I've been selling homes in Jupiter, Jupiter Farms, and Palm Beach County since 2009, and this is the bigger property tax changes I've seen proposed. Below I'll explain what the amendment does, walk through a real example, and give you my honest take on how it could affect the local housing market, including a few things I don't think are getting enough attention.
What Amendment 3 Does
Amendment 3 makes three main changes to Florida property taxes:
A much bigger homestead exemption. The non school exemption goes from about $50,000 today to $150,000 in 2027 and $250,000 in 2028. After that, it adjusts for inflation each year.
School taxes don't change. The school district portion of your bill keeps the current $25,000 exemption.
A lower cap for non homestead property. Second homes and investment properties can currently see their assessed value rise up to 10% a year. Amendment 3 lowers that cap to 5%.
There's also a residency rule, which I cover below. If you're planning to move to Florida, it's the part that matters most.
A Real Example: A $500,000 Home
Say your homestead is assessed at $500,000. Here's what happens to the value your non-school taxes are based on:
Today $50,000 Exemption = taxable value (non school) is $450,000
2027 $150,000 Exemption = taxable value (non school) will be $350,000
2028 $250,000 Exemption = taxable value (non school) will be $250,000
By 2028, the taxable value on the non-school part of your bill is cut by more than 40%. Your school taxes still use the $25,000 exemption, so your total bill won't drop by the same percentage. It's still a meaningful cut.
Who This Really Helps (and Who It Doesn't)
I work with a lot of high net worth buyers. On a multi million dollar home, an extra $200,000 in exemption doesn't move the needle much.
The real impact is at $1 million and under. That's most of the Jupiter and Palm Beach County market, and most of those purchases are financed. A lower tax bill changes the monthly payment your lender calculates. I'd never tell you to stretch to the max because of it. But it makes the same house more comfortable to own.
Second homes and investment properties benefit too, through the 5% cap. That cap matters most when values climb fast, like they did during COVID, when a lot of second-home owners watched their tax bills run up. I expect the market here to stay fairly flat for the next few years, so the cap is a smaller deal right now. Still, lower carrying costs could push some owners to keep and rent a property instead of selling it.
Moving to Florida? Watch the December 31, 2026 Deadline
This is the part of Amendment 3 I'd pay the closest attention to if you're relocating.
If you're a Florida resident by December 31, 2026, you get the bigger exemption as it phases in, even if you buy your home later. If you establish residency after that date, you start with the existing $50,000 exemption. You don't get the larger one until your fifth year of claiming homestead.
A lot of the buyers I work with come from places like California and the Northeast. They're often surprised by how high Florida property taxes are. On a home under $1 million, this rule could mean five years of noticeably higher bills.
If the amendment passes, the window to act is short, roughly the last two months of the year. Some people will speed up a purchase. Others may move down and rent first to establish residency, then buy later. Which approach fits you is a conversation for your tax advisor and your agent.
The Skeptic's View: Can Taxes Go Up Another Way?
I'll admit I'm a bit of a cynic. Here's what I haven't heard much about: nothing in Amendment 3 stops local governments from raising millage rates.
If cities and counties face a budget shortfall, the quickest fix is to raise the rate instead of cutting spending. A higher millage rate could take back part of the savings from the bigger exemption. And it doesn't stop at millage. Higher impact fees on new construction or higher water and utility charges are other ways to make up the money.
I'm not saying that will happen. I'm saying this probably isn't the end of the story, even if it passes.
Three Things I'm Watching If It Passes
A busy end of year at $1 million and under. Buyers racing the December 31 residency deadline could make November and December unusually active in that price range.
Fewer listings. Some homeowners who planned to sell because their tax bills got too high may decide to stay once relief kicks in. That would mean less inventory.
Where the shortfall lands. My guess is that local governments look to commercial, non-owner-occupied, and second-home property to make up the lost revenue. How they'd do it is unclear.
Frequently Asked Questions
What is Florida Amendment 3 on the November 2026 ballot? It's a proposed constitutional amendment that raises the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028, then adjusts it for inflation. It also lowers the annual assessment cap on non-homestead property from 10% to 5%. It needs 60% of the vote to pass.
Does Amendment 3 lower school taxes? No. The school portion of your property tax bill keeps the existing $25,000 homestead exemption.
I'm moving to Florida in 2027. Do I get the $250,000 exemption? Not right away. If you aren't a Florida resident by December 31, 2026, you start with the existing exemption and get the larger one beginning in your fifth year of claiming homestead.
Does Amendment 3 help second-home owners in Palm Beach County? Partly. Second homes don't get the homestead exemption, but their assessed value could only rise 5% a year instead of 10%.
Could my property taxes still go up if Amendment 3 passes? Yes. The amendment doesn't stop local governments from raising millage rates, and fees and assessments can rise too.
This post is general information, not tax or legal advice. Talk with a tax professional about your own situation.
Thinking About Buying or Selling Before the Deadline?
If Amendment 3 changes your timeline, let's talk through it before the year-end rush. Contact me here and we'll put together a plan.
About the Author
Casey Prindle has been a licensed Florida Realtor since 2009, specializing in Jupiter, Jupiter Farms, and Palm Beach County residential real estate. With a background in banking and finance, Casey takes a data-driven, straight-talk approach to helping buyers, sellers, and relocating families make informed decisions. You can find his monthly market updates on YouTube at @CaseyPBC.
