Florida voters will decide Amendment 3 on November 3, 2026, and the result could change how property tax bills work for homeowners across Southwest Florida. Because the measure needs 60% approval to pass, every ballot counts. Here is what the proposal would do, explained without the politics.
What would change?
First, the Legislature placed the measure on the ballot on June 2, 2026. If voters approve it, the non-school homestead exemption would grow from roughly $50,000 today to $150,000 in 2027 and $250,000 in 2028, then rise with inflation. School taxes would stay outside the expansion.
Next, the yearly cap on assessment increases for non-homestead property, such as rentals and commercial buildings, would fall from 10% to 5%.
Who would feel it most?
Long-time homeowners would see the biggest change first. Newcomers who are not Florida residents on December 31, 2026, however, would face a multi-year wait before they qualify for the larger exemption tiers, so recent and future buyers would see a smaller benefit at the start.
What each side says?
Supporters argue that the plan lowers homestead tax bills and pushes local governments to prioritize essential spending such as public safety, education and schools, infrastructure, natural resources, bond debt service, retirement benefits for employees, and operations and administration. Other expenditures may be approved by county officers or county or municipal governing bodies unless prohibited by general law.
Meanwhile, critics who are against the amendment, including many local governments, warn that the proposed tax exemption will have dire consequences. Counties could lose billions in revenue and may cut services or raise other fees to compensate.
What you can do now
Read the full ballot language, check your parcel on the Lee County Property Appraiser site, and ask a tax professional how the change would affect you. If you plan to buy in 2027, ask your agent and lender to estimate your taxes under both outcomes.
This post is for information only and is not tax advice.