Florida Amendment 3 Passed. What It Means for Fort Lauderdale Homeowners, Buyers, and Sellers

Florida voters approved Amendment 3 on November 3, 2026, with roughly 62% voting Yes (constitutional amendments need 60% to pass). The measure expands homestead property-tax relief, lowers the annual assessment increase cap for non-homestead properties, and sets new rules for how counties and cities may use property-tax revenue.

For Fort Lauderdale and East Broward homeowners, buyers, and sellers, the practical questions are simpler: what changes, when does it start, and what stays the same?

The amendment takes effect January 1, 2027. Property appraisers generally expect the new rules to appear first on the August 2027 TRIM notices and the tax bills that follow later that year.

Homestead Homes: A Larger Exemption for Non-School Taxes

If your Fort Lauderdale home is your primary residence and you qualify for homestead, Amendment 3 increases the exemption that applies to non-school property taxes:

• Up to $150,000 beginning in 2027
• Up to $250,000 beginning in 2028
• Then adjusted for inflation starting in 2029

That is a meaningful increase from today's structure, which has long included a smaller homestead exemption for non-school levies (commonly described as about $50,000 in recent years, with CPI adjustments).

What Does Not Change: School Property Taxes

This is the part many people miss. Amendment 3 does not eliminate school property taxes, and the larger exemption does not apply to school district levies. Homestead owners still receive the longstanding $25,000 exemption that applies to school taxes.

A typical Florida tax bill still includes a substantial school portion. Many primary-residence owners should see relief on the city, county, and other non-school side of the bill, but school taxes continue under the existing framework.

Exact savings vary by assessed value, Save Our Homes history, millage rates, and other exemptions. We are not publishing sample dollar savings here because every home is different. For a personalized estimate, talk with the Broward County Property Appraiser's office or a trusted tax advisor.

New Residents and Relocating Buyers: A Five-Year Phase-In

If you were not a Florida resident on December 31, 2026, the full increased homestead exemption does not apply right away. New residents who later qualify for homestead start with the existing (smaller) exemption for non-school taxes. Eligibility for the larger exemption begins with the fifth year of receiving the homestead exemption, to the extent permitted by the U.S. Constitution.

If you are relocating to Fort Lauderdale in 2027 or later and plan to make a waterfront or luxury home your primary residence, build that timeline into your planning. Residency documentation and implementation details may still be clarified by the Legislature and local appraisers.

People who are Florida residents by December 31, 2026, and who meet homestead requirements, are generally in line for the larger exemption amounts beginning in 2027 (subject to the usual homestead rules).

Second Homes, Rentals, and Other Non-Homestead Property

Seasonal homes, investment rentals, vacant land, and commercial property are non-homestead.

For those properties, Amendment 3 lowers the annual cap on assessment increases for non-school taxes from 10% to 5%, beginning January 1, 2027. School district assessments are not covered by that lower cap in the same way.

A lower assessment cap can slow how quickly taxable value rises, but it does not freeze your tax bill. Cities and counties still set millage rates, and fees or non-ad valorem assessments can change. Local governments will also operate under new constitutional limits on how property-tax revenue may be spent, and the Legislature must create a procedure for counties and municipalities that want to raise homestead exemptions further for their own levies.

Buying or Selling? Do Not Assume the Seller's Tax Bill Transfers

In Florida, a change of ownership generally resets assessed value toward market value. Buyers should never assume the seller's current tax bill will continue after closing, especially on a luxury waterfront home where market value and assessed value can diverge.

Before you list or make an offer, ask:

1. Is the property currently homesteaded?
2. What is the most recent assessed value versus market value?
3. How might Amendment 3 affect this property as a primary residence versus a second home?
4. What should we confirm with the property appraiser or a tax professional?

Those questions protect both sides of a deal and keep expectations realistic.

We're Here to Help You Plan

Whether you own a homestead on the Intracoastal, are weighing a second home in Harbor Beach or Victoria Park, or are relocating to East Broward, Amendment 3 is worth understanding before January 2027 arrives.

The MPH Team at Compass specializes in luxury waterfront homes across Fort Lauderdale and East Broward County. We are happy to talk through how these changes may fit into your buying or selling plans, and to point you toward the right local resources for tax specifics.

Reach out anytime at info@mphfortlauderdale.com or (954) 833-0933, or visit mphfortlauderdale.com.