Hi neighbors,
Property taxes come up in almost every conversation I have with homeowners right now. On Tuesday, November 3, Florida voters will decide Amendment 3, a change to the homestead exemption that could lower the taxable value of many Manatee County homes starting in 2027.
So what would it really change for your home, your sale or your next purchase? Here’s my plain-English breakdown, using the figures published by the Manatee County Property Appraiser.
Quick answer
Amendment 3 is on Florida’s November 3, 2026 ballot and needs at least 60% of the vote to pass. In Manatee County, it would raise the homestead exemption on non-school taxes from today’s $51,411 to up to $150,000 in 2027 and up to $250,000 in 2028. School taxes keep the $25,000 exemption, and Save Our Homes and portability stay the same.
What Amendment 3 would change
Your property tax bill has two main parts: school taxes and everything else, such as county, city and special district taxes. Amendment 3 focuses on the second part.
1. A larger homestead exemption on non-school taxes
Today, a Manatee County homestead can receive up to $51,411 in exemptions for the 2026 tax year. That is $25,000 that applies to all taxes, plus $26,411 that applies to non-school taxes only.
If Amendment 3 passes, the non-school exemption would rise to up to $150,000 on January 1, 2027, and up to $250,000 on January 1, 2028. Starting in 2029, the maximum would adjust each year with inflation (CPI).
2. A lower cap for non-homestead property
For second homes, rentals and other non-homestead property, the yearly limit on assessment increases would drop from 10% to 5%. This applies to non-school value only. School taxes on these properties stay uncapped and based on market value.
3. What stays the same
- Save Our Homes. Yearly assessment increases on a homestead stay limited to 3% or the change in CPI, whichever is less.
- Portability. The rules for moving your Save Our Homes benefit to a new Florida homestead do not change.
- Personal exemptions. Senior, veteran, widow or widower and disability exemptions stay in place.
- School taxes. They still apply, so property taxes would not go away.
Source: Manatee County Property Appraiser, Amendment 3 and its Proposed 2026 Florida Property Tax Amendment FAQ. Figures cover the 2026 tax year and the amendment as written for the November 3, 2026 ballot.
How the Amendment 3 homestead exemption would phase in
Here is how the numbers line up for a homestead with a $300,000 assessed value. To keep it simple, I held the assessed value flat and left out any other exemptions.
| Tax year | Non-school exemption | Non-school taxable value | School taxable value |
|---|---|---|---|
| 2026 (today) | $51,411 | $248,589 | $275,000 |
| 2027 (if passed) | up to $150,000 | $150,000 | $275,000 |
| 2028 (if passed) | up to $250,000 | $50,000 | $275,000 |
Source: exemption amounts from the Manatee County Property Appraiser FAQ. Taxable values are simple subtraction for illustration, not a tax estimate.
Your actual savings depend on your home’s assessed value and the tax rates your local governments set. The first tax bills to show the change would be the November 2027 bills, after the August 2027 TRIM notices.
One thing to watch: local budgets. Manatee County Sheriff Rick Wells has estimated the amendment would cost his office $23 million in year one and $50 million total by year two, according to local reporting from October 19, 2026. The trade-off on the ballot is lower non-school taxes for homesteads against less revenue for local services. How local governments respond would shape future tax rates.
New Florida residents: the December 31, 2026 line
This is the part I expect to hear the most questions about.
- Florida residents by December 31, 2026. Permanent residents as of that date would qualify for the larger amounts, even if they buy a home later.
- Residents on or after January 1, 2027. They would start with a $50,000 non-school exemption, adjusted for inflation beginning in 2028.
- The fifth-year step up. After four years with a Florida homestead exemption, the larger amount would apply starting January 1 of the fifth year.
The ballot language itself was rewritten this summer. In August, a Leon County judge found parts of the original wording misleading, and the new title reads “Increased Homestead Exemption; Lower Cap on Increases in Non-Homesteaded Property Assessments.” Florida Realtors covered the ruling.
What this means if you’re selling
- Expect tax questions from buyers. Many buyers will ask what their own tax bill would look like. Remember, your bill resets for them, because Save Our Homes does not transfer with the house.
- Know your buyer pool. A buyer who is already a Florida resident and a buyer moving here in 2027 could see different exemption amounts on the same home.
- Portability still works. If you’re buying your next Florida home, you can still carry your Save Our Homes benefit with you.
Curious how your home could be positioned in today’s market? Start with a free home value estimate or read our seller’s guide.
What this means if you’re buying
- Use the right tax number. Base your monthly budget on your own estimated taxes, not the current owner’s bill.
- Mind the filing dates. To claim a homestead exemption for a tax year, you make the home your permanent residence by January 1 and file with the Property Appraiser by March 1, according to the Florida Department of Revenue.
- Look at the full bill. School taxes and non-ad valorem assessments, such as some fees on the bill, are not part of this change.
For the current market picture, see my Q3 2026 market update, or grab our buyer’s guide.
Thinking about upsizing or downsizing?
If you already own a Florida homestead, two things work in your favor. Portability lets you carry your Save Our Homes benefit to your next home. And if Amendment 3 passes, the larger exemption would apply to your new homestead too.
The real question is how the numbers compare between the home you have and the one you want. I’m happy to sit down and lay out both side by side, with taxes, insurance and your goals in view.
Frequently asked questions
When is the Amendment 3 vote in Florida?
Amendment 3 is on the November 3, 2026 General Election ballot. It needs at least 60% of Florida voters to pass. If approved, it would take effect January 1, 2027, and first show up on August 2027 TRIM notices and November 2027 tax bills.
Does Amendment 3 get rid of property taxes in Florida?
No. The Manatee County Property Appraiser says property taxes would not be eliminated. School taxes still apply with the same $25,000 exemption, and the larger exemption applies to non-school taxes, up to $150,000 in 2027 and up to $250,000 in 2028.
Does Amendment 3 change Save Our Homes or portability?
No. Homestead assessment increases stay limited to 3% or the change in CPI, whichever is less, and portability rules do not change. Existing exemptions for seniors, veterans, widows or widowers and people with disabilities also stay in place.
What if I move to Florida in 2027?
If you become a permanent Florida resident on or after January 1, 2027, you would start with a $50,000 non-school exemption, adjusted for inflation from 2028. After four years with a Florida homestead exemption, the larger amount would apply starting January 1 of your fifth year.
Let’s talk about your next move
Whatever happens on November 3, the best plan starts with your own numbers. If you’re weighing a sale, a purchase or both, I can walk you through how taxes fit into the full picture for your home and your goals.
Ready to talk about your goals? Call or text our team at 941-565-7233 or send us a message.
Warmly,
Selina Griggs
Broker Associate, SG Global Group at eXp Realty
Specializing in Manatee and Sarasota County, and helping buyers and sellers anywhere in Florida
Amendment 3 details: Manatee County Property Appraiser, Amendment 3 page and Proposed 2026 Florida Property Tax Amendment FAQ, accessed October 27, 2026. Information deemed reliable but not guaranteed. This article is general information, not financial, tax or legal advice.
