Florida Amendment 3: What Out-of-State Buyers Need to Know Before Moving in 2026

What Amendment 3 changes

Florida voters approved Amendment 3 on November 3, 2026. The constitutional change takes effect January 1, 2027; it does not revise 2026 property-tax bills. The measure increases the maximum homestead exemption applied to non-school property taxes to $150,000 in 2027 and $250,000 in 2028, with later inflation adjustments. The exemption for school property taxes remains separate.

The measure also lowers the annual cap on increases in assessed value of many non-homestead properties from 10% to 5%, and changes rules concerning how certain local property-tax proceeds may be used. Counties and municipalities retain decisions about millage rates, so an exemption amount is not a guaranteed annual tax savings.

One provision is particularly important for people considering relocation: the amendment differentiates people who are Florida residents by December 31, 2026 from those who establish residence after that date.

Why the December 31 deadline matters

The official ballot summary states that people who are not Florida residents on December 31, 2026 begin with the existing homestead exemption when they eventually qualify; the expanded amount starts in their fifth year of exemption, to the extent permitted by the U.S. Constitution.

Leon County’s Property Appraiser addresses a different question directly: what happens if someone becomes a Florida resident by the deadline but has not bought a home? Its published guidance says those residents can qualify for the higher exemption when they later purchase a home and apply for homestead. Volusia County provides similar guidance.

That makes the deadline a question about genuine Florida residency—not necessarily a deadline for signing a purchase contract. Implementation provisions and the facts of a particular household still matter. A county property appraiser, not a REALTOR®, evaluates homestead eligibility.

The three different dates people confuse

November 3, 2026: Florida voters approved the constitutional amendment. December 31, 2026: the dividing line identified in the amendment for Florida residency. January 1 of a given tax year: the customary ownership and permanent-residence benchmark for a homestead claim for that year, followed by application deadlines.

Example: a household may genuinely move to Florida in December 2026, rent for several months, and buy a home later in 2027. Renting would not produce a 2027 homeowner exemption on an unowned property. Under published county guidance, its earlier residency status could still matter for the expanded exemption once the household owns and qualifies for a homestead in a future tax year.

This is a hypothetical explanation, not a determination of anyone’s eligibility.

How much could the exemption actually save?

The figures $150,000 and $250,000 are amounts of assessed value that may be exempt from applicable non-school property taxes; they are not checks from the state or guaranteed savings. On a qualifying home with sufficient taxable assessed value, the reduction is generally measured by multiplying the exempt taxable value by the relevant non-school millage rate, subject to all applicable rules.

Actual tax bills depend on assessed value, Save Our Homes limits, exemptions, city and county millage, special district levies, school levies, and non-ad-valorem assessments. A new buyer must not assume the seller’s present tax bill predicts the buyer’s future bill.

To assess a candidate Orlando-area home, request a property-specific estimate from the relevant county property appraiser and review the property’s current and prospective assessments.

Can you rent first and buy later?

Potentially yes. For someone who has already decided to permanently relocate, temporary housing can provide breathing room to test a daily commute, learn the communities, manage a home sale in another state, and avoid buying a home solely to meet a calendar date.

But renting is not an exemption strategy by itself. A lease can be one piece of evidence about where someone resides; it does not automatically establish legal domicile or permanent residency. A person who keeps their real permanent home elsewhere should not assume a temporary lease creates Florida residency.

Practical tradeoffs include deposit costs, lease length and termination provisions, storage and moving expenses, pets, school enrollment and whether the rental location serves the household’s daily needs.

How Florida evaluates residency

Florida Statute 196.015 directs property appraisers to consider the facts when determining whether a claimed residence is permanent. Relevant considerations may include a Florida driver license or identification card, declaration of domicile, voter registration, vehicle registration, place of employment, school registration for children, addresses used for taxes and banking, and ties to a previous home.

None should be presented as a universal one-step shortcut. A change of domicile may also carry consequences in the person’s former state, making individualized legal and tax guidance valuable—especially for people with multiple residences, trusts or complex ownership.

Before relocating, review the Florida statute and obtain current instructions from the county property appraiser where you expect to buy.

What relocating households should compare in Greater Orlando

Central Florida is a collection of very different housing and commuting markets. Orange and Seminole counties alone offer markedly different tradeoffs between established neighborhoods, new construction, employment access, school assignments and association costs. Parts of Lake, Osceola, Polk and Volusia counties may also fit a household’s needs.

A household working near UCF or Research Park may investigate Oviedo and East Orlando; a Disney-area employee may start with west Orange County; an airport or Medical City commute points to different options. These are starting points for research, not blanket recommendations.

The full ownership budget includes principal and interest, insurance, property taxes, HOA or CDD charges, flood exposure where relevant, maintenance and toll-road commuting—not just price. Amendment 3 belongs inside that calculation, not in place of it.

Two paths, one sensible relocation plan

Path A — ready to buy: confirm financing, neighborhood fit, total ownership cost and realistic closing timelines. Include property-specific tax estimates; do not treat the constitutional change as a reason to waive due diligence.

Path B — moving first: identify genuine residency steps, compare short-term and longer-term rentals, coordinate moving logistics and schedule a measured home search. The residence date can matter without turning every buyer into a frantic December closing.

Either path starts with a simple question: does moving to Florida make sense for your household even without a tax deadline? The answer should be yes on its own merits.

What remains uncertain in early November 2026

Local offices and the Legislature may publish further implementing procedures. How documents will be assessed in unusual situations, the details of future local exemption increases, and individual dollar savings should not be presented as settled or universally predictable.

As of November 6, 2026, this guide draws on the official amendment text and published county property-appraiser FAQs. Readers should check current government guidance before acting.

Frequently asked questions

Do I have to own a Florida home on December 31, 2026?

Not necessarily. The official amendment focuses on whether a person is a Florida resident by that date. Leon and Volusia property-appraiser FAQs say someone who establishes residency by the deadline but buys later may qualify for the expanded exemption after establishing an eligible homestead.

Will signing a Florida lease qualify me?

No lease alone guarantees permanent residency. Florida applies a facts-and-circumstances test, and the relevant authorities determine eligibility.

Will my 2026 tax bill change?

No. Amendment 3 takes effect January 1, 2027, with the first corresponding bills issued for the 2027 tax year.

Does the larger exemption apply to school taxes?

No. The expanded maximum applies to non-school property taxes. School levies follow a separate homestead treatment.

What happens if I become a Florida resident in 2027?

Under the amendment, qualifying newcomers generally begin with the existing exemption when eligible for homestead and may access the larger exemption starting in the fifth exemption year, subject to applicable law and implementation.

A practical next step

Planning to move to Greater Orlando? I can help you compare communities, rental options and future home purchases without rushing you into the wrong property. Call or text 321-321-2372 to discuss your timeline.

Ted Moseley, REALTOR® | Orlando Nest | Real Broker, LLC | 321-321-2372

This article is general information, not tax or legal advice. Residency and homestead eligibility are fact-specific; verify details with the appropriate property appraiser and qualified advisers.