Florida Amendment 3 · passed Nov 3, 2026
Your Florida future starts now.
Your Florida move starts with a plan.
Planning a permanent move? The December 31, 2026 residency cutoff may affect access to the expanded homestead exemption. Request your Florida Move Plan: destination, budget, and next steps.
New residents must meet homestead requirements. For arrivals after December 31, 2026, the expanded exemption begins in the fifth year of homestead exemption, subject to applicable requirements. Let’s plan your purchase.
What changed
Same house, two different tax bills
Amendment 3 raises the homestead exemption on non-school property taxes. The residency cutoff matters alongside the ownership, permanent-residence, and application requirements for a qualifying homestead.
School taxes keep the existing $25,000 exemption. Exemption amounts reduce taxable assessed value; they are not cash payments. New-resident amounts are indexed starting in 2028. See official sources in the timeline below.
Your Florida residency checklist
The test is residency, not the closing date
You don't have to own a Florida home by December 31. What counts is having your permanent residence in Florida as of that date. Move here, rent if you need to, make Florida your permanent home before the deadline, and buy when the right home comes along. You stay in the group that gets the larger exemption once you qualify for homestead.
Buying a property alone does not establish permanent residence. The appraiser evaluates your circumstances and records.
- Move in and make it permanent. Live here with the intent to stay. A lease works while you shop.
- Get your Florida driver's license within 30 days of moving, and register your vehicle.
- Register to vote, if eligible in your Florida county.
- File a Declaration of Domicile with your county clerk (Fla. Stat. 222.17). It's a simple sworn statement that Florida is your permanent home.
- Move your mail, banking and tax address to Florida.
- Buy your home and file for homestead with your county property appraiser after you own and maintain the home as your permanent residence on January 1; the ordinary filing deadline is March 1 of that tax year.
Need a place to live first?
We help with rentals too. Lease now, establish residency before the deadline, then buy with us.
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Investors and second-home buyers
Homestead is for your primary residence only. But the yearly assessment cap on non-homestead property drops from 10% to 5%, which makes the holding costs on rentals and second homes more predictable.
Three dates to keep separate
December 31, 2026: permanent-residency cutoff affecting the path to expanded homestead benefits.
January 1, 2027: to claim a 2027 homestead exemption, generally own the home and maintain it as your permanent residence on this date.
March 1, 2027: ordinary deadline to file the 2027 application with the county property appraiser.
Residency alone does not guarantee an exemption. Confirm your circumstances with the property appraiser.
Amendment 3 — County property appraiser · Florida Department of Revenue — Homestead
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A free consultation to compare areas, understand homeownership costs, and map your next steps. You may choose any agent or lender; financing is subject to approval.
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Not tax or legal advice. Amendment 3 takes effect January 1, 2027. Whether you have "permanent residence" is decided by your county property appraiser; confirm your situation with them or a tax professional. MW Realty Group and MW Financial LLC are separate companies. You are free to choose any agent or lender. Affiliated business disclosure.