Florida Amendment 3: What Realtors and Buyers Need to Know

If you have buyers who have been talking about making Lakewood Ranch, Florida, or the surrounding Manatee and Sarasota county communities home, now is a good time to revisit that conversation. Florida’s Amendment 3 brings changes to property taxes—and December 31, 2026 is a date worth understanding before making plans.

At Green Label Title of Florida, we want agents and buyers to have clear information, realistic expectations, and the right people involved. Our free Realtor Guide breaks down the changes and the questions to ask.

What changes under Amendment 3?

Florida voters approved Amendment 3 on November 3, 2026. It takes effect January 1, 2027; current 2026 tax bills are unaffected.

For qualifying homestead owners, the non-school property-tax exemption increases to up to $150,000 in 2027 and $250,000 in 2028, with inflation adjustments beginning in 2029. Those are total exemption amounts, not amounts added to the existing exemption. School taxes remain, with the $25,000 school-tax exemption continuing.

The amendment also lowers the annual assessment-increase limit for qualifying non-homestead property from 10% to 5% for non-school assessments. Second homes, investment properties, and commercial properties may benefit. This limits assessment growth; it does not guarantee a lower tax bill.

Why December 31, 2026 matters

Under current published guidance, establishing permanent Florida residency by December 31, 2026 may allow a buyer to access the larger exemption on the original schedule when homestead requirements are met. A person who establishes permanent residency by that date may qualify when purchasing a qualifying home later.

For people becoming Florida residents on or after January 1, 2027, guidance describes an initial $50,000 non-school exemption, indexed beginning in 2028. The larger benefit becomes available in the fifth homestead year after four years maintaining a Florida homestead exemption. That is a different timeline from simply counting five years after a move.

Residency is determined by multiple factors

The property appraiser considers the facts and evidence of permanent residence. Relevant factors may include:

• A Florida driver license or identification card and vehicle registration.

• Florida voter registration.

• Employment location and where dependent children attend school.

• A recorded declaration of domicile and the end of prior residency.

• Addresses on tax returns, banking records, and utility records.

No single factor is conclusive. Buyers should discuss their circumstances and supporting documentation with the county property appraiser and appropriate advisers. Homestead ownership, occupancy, and application requirements still apply.

Help buyers look beyond the headline

An exemption reduces taxable value; it is not a dollar-for-dollar tax credit. Actual savings depend on the property, applicable tax rates, existing exemptions, and implementation. School taxes, non-ad valorem assessments, insurance, and HOA or condominium charges remain part of the ownership budget.

For Realtors, start with three questions: Will this be a permanent home, second home, or investment? When will permanent Florida residency begin? What does a fresh estimate show for the specific property?

Use those answers to coordinate with the property appraiser, lender, and buyer’s advisers. Clear expectations help create a better experience from the first conversation through closing.

Buying in Lakewood Ranch, Manatee County, or Sarasota County?

Green Label Title of Florida serves Realtors and homebuyers from our Lakewood Ranch office at 8470 Enterprise Circle, Suite 321, Lakewood Ranch, FL 34202. Whether your search takes you to a home in Manatee County or Sarasota County, bring us your property address, intended use, and move timeline. We can help organize the title and closing questions and coordinate the right next steps with your real estate team and advisers.

For property-specific homestead and residency questions, contact the property appraiser for the county where the home is located. Use that county’s current assessment and exemption information when reviewing your ownership budget.

Let’s talk through your buyer’s plans

Have out-of-state buyers still on the fence? Our team is available to discuss the closing-related questions and help coordinate next steps. Contact Green Label Title of Florida for your free Amendment 3 Realtor Guide, or call 941-361-1529.

Start a conversation with our team.

We value the relationship over the deal.

Updated November 7, 2026. Educational information, not individualized legal or tax advice. Eligibility and savings vary. Implementation guidance is developing; confirm current requirements with the county property appraiser and appropriate advisers.

Sources: Leon County Property Appraiser: Amendment 3; St. Johns County Property Appraiser; Florida Statutes, section 196.015.