Florida voters approved Amendment 3 on November 3, 2026, creating a property-tax difference that could surprise someone moving to Northeast Florida. Two qualifying homeowners with the same $300,000 assessed value could have $100,000 separating their non-school taxable values, depending on whether they maintained permanent Florida residence as of December 31, 2026.
Under the new law, eligible established Florida residents can exempt up to $150,000 of assessed value from non-school property taxes in 2027, increasing to $250,000 in 2028. A qualifying homeowner who wasn't a permanent Florida resident by the cutoff generally starts with a $50,000 non-school exemption.
The St. Johns County Property Appraiser's Amendment 3 guidance confirms the change takes effect January 1, 2027, with the first affected bills arriving in November 2027. School property taxes remain separate, with an exemption of up to $25,000.
The difference is in taxable value, not dollars taken directly off the bill. Here's how the approved constitutional amendment affects three common homeowner and buyer situations.
For a consistent comparison, assume each example involves a qualifying homesteaded home with a hypothetical 2027 assessed value of $300,000 and no additional exemptions. For the moving homeowner, that assessed value is after any portability adjustment. It isn't necessarily the home's purchase price. These examples compare taxable values under statewide exemptions; the property-tax rates used to calculate actual bills vary by location.
1. You already own a homesteaded home in St. Johns County. What changes on your 2027 bill?
Suppose you've lived in your St. Augustine-area home for years and already receive the Florida homestead exemption.
Amendment 3 increases the portion of your assessed value protected from non-school property taxes. Using the hypothetical $300,000 assessed value, the 2027 calculation is:
Non-school taxable value: $150,000, after the expanded $150,000 exemption.
School taxable value: $275,000, after the separate $25,000 school exemption.
The difference matters because the expanded exemption doesn't apply to school district taxes.
Florida's Save Our Homes protection also remains in place. For qualifying homesteaded properties, it generally limits annual assessed-value increases to the lower of 3% or inflation. That assessment protection operates separately from the exemption increase.
For an existing St. Johns County homeowner, the useful starting point is the property's current assessed value, adjusted for whatever change is permitted in 2027. The property appraiser can help confirm which exemption applies.
That taxable value isn't the amount of taxes owed. The actual bill depends on 2027 millage rates—the property-tax rates charged per $1,000 of taxable value—and any other applicable exemptions. Separate non-ad-valorem charges, such as stormwater or solid-waste assessments where applicable, can also appear on the bill. Those charges aren't eliminated by the homestead exemption or included in Duval's online tax estimator. The 2027 property-tax rates haven't yet been certified.
2. You're selling in Jacksonville and buying in St. Johns County. Can you take your tax benefits with you?
Imagine leaving a longtime homesteaded home in Jacksonville for another primary residence near St. Augustine.
Because you maintained permanent Florida residence as of December 31, 2026, you may qualify for the expanded exemption at the new home. Amendment 3 doesn't require you to stay at your old address to retain that residency status.
But the new property's assessment introduces another important calculation: Save Our Homes portability.
Portability can allow qualifying homeowners to transfer some accumulated assessment benefit to a replacement Florida homestead. That benefit comes from the difference between the previous home's just value and assessed value, subject to eligibility rules and a $500,000 maximum.
The transfer isn't automatic, and downsizing can reduce the amount available. The St. Johns County Property Appraiser's homestead and portability guide explains the application process.
If the replacement home's 2027 assessed value were $300,000 after any portability adjustment, the expanded exemption would produce the same illustrative taxable values as the longtime owner's home: $150,000 for non-school taxes and $275,000 for school taxes.
Your actual numbers may differ considerably.
A purchase can trigger a new assessment, while approved portability may reduce it. That's why using the seller's current tax bill to estimate your future payment can be misleading. The sale price itself isn't necessarily the assessed value, either. Home904's Jacksonville housing market study explains why market prices and individual property values require their own comparisons.
Timing also matters. Homestead qualification generally requires legal or beneficial ownership and permanent residence at the property on January 1 of the tax year, with an ordinary filing deadline of March 1. If you buy after January 1, 2027, your new homestead exemption would generally begin in 2028 rather than on the 2027 bill.
Before budgeting for the move, ask the property appraiser to estimate the new assessment and review your portability eligibility. The residency cutoff, portability benefit and homestead filing are related, but they're not the same determination.
3. You're moving to Florida for the first time. Why might your 2027 taxes be different?
Now consider someone relocating to Jacksonville from another state who didn't maintain permanent Florida residence as of December 31, 2026.
Under Amendment 3, that owner generally begins with up to $50,000 in non-school homestead exemption rather than the expanded $150,000 available to qualifying established residents in 2027.
If the newcomer otherwise qualifies for a 2027 homestead, the same $300,000 assessed-value example produces:
Non-school taxable value: $250,000, after the $50,000 exemption.
School taxable value: $275,000, after the $25,000 school exemption.
That's $100,000 more in non-school taxable value than the first two examples. The tax difference depends on the applicable non-school millage rates; it isn't a $100,000 tax bill or savings calculation.
The Florida Senate's Amendment 3 summary explains another important condition: the expanded exemption generally becomes available to newer residents beginning in the fifth year of their homestead exemption, subject to the constitutional rules and implementation.
That isn't simply five calendar years after arriving in Florida.
A newcomer purchasing during 2027, after January 1, would generally not qualify for a new homestead exemption on that year's bill. The buyer should budget for the applicable taxes without assuming the exemption starts immediately.
For Duval County properties, the city's property tax estimator can provide a preliminary calculation. It uses the most recently certified rates, doesn't guarantee exemption eligibility and excludes non-ad-valorem assessments.
Before relying on an estimate, ask the property appraiser which Amendment 3 tier applies and how the calculation reflects the new law. The Florida Department of Revenue also provides guidance on homestead exemptions and property-tax administration.
The new exemption may change a meaningful part of a homeowner's budget, but insurance, maintenance and other expenses still matter. Home904's Northeast Florida homeownership cost guide covers those broader costs.
If you're comparing homes in St. Johns or Duval County, see how Home904 helps buyers evaluate ownership costs. The county property appraiser can confirm the official assessment, exemption eligibility and property-specific tax calculation.