If you own a home on 30A, or you're thinking about buying one, the property tax line on your budget may look different a year from now. On November 3, 2026, Florida voters will decide Amendment 3, a proposed constitutional change that would sharply raise the homestead exemption for primary residences and tighten the cap on assessment increases for second homes and rentals. Because so much of the 30A market is made up of second homes and vacation rentals, the two halves of this amendment would affect local owners in very different ways. This guide walks through what Amendment 3 would and would not change for 30A property taxes, how it treats full-time residents versus second-home owners, and what to confirm before you buy. It is general information only, not tax or legal advice. Let's dive in.
What Amendment 3 Proposes for Florida Property Taxes
The Florida Legislature passed the joint resolution behind Amendment 3 during a June 2026 special session, according to the Tax Foundation. As summarized by the Pinellas County Property Appraiser's official FAQ and by Ballotpedia, the amendment would:
- Raise the homestead exemption on non-school property taxes to up to $150,000 beginning January 1, 2027, and up to $250,000 beginning January 1, 2028, with inflation adjustments starting in 2029.
- Keep the school-tax portion of the homestead exemption at $25,000, so homestead owners would still see school taxes on their bill.
- Lower the annual cap on assessed-value increases for non-homestead property, such as second homes, rentals, and commercial property, from 10% to 5% for non-school taxes.
- Create a phase-in for people who establish Florida residency on or after January 1, 2027.
- Limit what counties and cities can spend remaining property tax revenue on, and direct the Legislature to create a procedure for local governments to raise homestead exemptions further.
Like any constitutional amendment in Florida, it needs at least 60% voter approval to pass. If approved, the Pinellas County Property Appraiser notes it would take effect January 1, 2027, and would first show up on August 2027 TRIM notices and November 2027 tax bills.
The Ballot Language Changed This Summer
If you read about this measure earlier in the year, the wording on your ballot may look different. In August 2026, Leon County Circuit Judge David Frank ruled that the original ballot title and summary were misleading, as reported by the News Service of Florida via WGCU. Attorney General James Uthmeier then released a rewritten version. The original title, "Save Our Homes From Excessive Property Taxes," was replaced with "Increased Homestead Exemption, Lower Cap on Increases in Non-Homestead Property Assessments." The ruling changed the ballot description, not the substance of the amendment itself.
How Amendment 3 Would Affect 30A Homestead Owners
Under current law, Florida's homestead exemption is roughly $50,000: $25,000 applies to all taxes, including school taxes, and a second exemption applies to non-school taxes. With inflation indexing, the Pinellas County Property Appraiser puts the combined total at $51,411 for the 2026 tax year. Homestead property also benefits from Save Our Homes, which limits annual increases in assessed value to 3% or the change in CPI, whichever is lower.
If Amendment 3 passes, full-time 30A residents with a homestead would see a much larger share of their assessed value exempt from county and other non-school levies. The Pinellas County Property Appraiser stresses that savings would vary by property. They depend on assessed value, existing exemptions, the size of your Save Our Homes benefit, and millage rates that local taxing authorities set each year. The amendment does not change Save Our Homes, portability, or existing senior, veteran, and disability exemptions.
One important nuance: the exemption reduces taxable value. It does not set tax rates. Non-ad valorem assessments, such as certain fire, stormwater, or special district charges, would not be reduced by a larger homestead exemption.
What It Means for 30A Second-Home and Rental Owners
Second homes and vacation rentals do not qualify for the homestead exemption, so the headline $150,000 and $250,000 figures would not apply to them. The provision that matters for these owners is the proposed drop in the non-homestead assessment cap from 10% to 5%.
That cap limits how fast a property's assessed value can rise for non-school taxes, which can slow growth in the taxable base during strong appreciation years. But the Pinellas County Property Appraiser points out that the cap limits assessed value, not taxes. School taxes on non-homestead property would still be based on full market value, and millage rates could still change.
There is also a broader debate about how the revenue math plays out. The Tax Foundation, citing legislative fiscal analysis, reported that local government revenue statewide could fall by an estimated $4.6 billion in the first year and $8.4 billion in the second. Its analysts argue that if local governments raise millage rates to make up the difference, more of the burden could shift to property that doesn't get the larger exemption, including second homes. Supporters say the measure provides meaningful relief to Florida homeowners at a time of rising costs. How any shift would play out in Walton County would depend on future local budget decisions, which can't be known today.
New Florida Residents and the Five-Year Phase-In
Timing matters a lot if you're planning to make 30A your primary residence. According to the Pinellas County Property Appraiser's FAQ:
- People who are permanent Florida residents by December 31, 2026, would be eligible for the larger exemption amounts starting in 2027, and that eligibility would carry over if they buy a home and apply for homestead later.
- People who establish Florida residency on or after January 1, 2027, would start with a $50,000 non-school exemption. They would become eligible for the larger exemption beginning January 1 of the fifth year, after keeping a Florida homestead exemption for four years.
Keep in mind that the homestead exemption itself still depends on owning and living in the home as your permanent residence on January 1. The Walton County Property Appraiser lists what applicants need, including a recorded deed, a Florida driver's license or ID showing the property address, and current Florida vehicle registrations. Walton County's deadline to apply is March 1 of the tax year. If you're weighing a move, talk with your CPA and attorney about how residency is established and documented. That question goes well beyond the date on your closing statement.
Homestead, Short-Term Rentals, and 30A Owners Who Do Both
Some 30A owners live in their home most of the year and rent it during peak weeks. Florida law already limits this. Under Section 196.061 of the Florida Statutes, renting all or substantially all of a homestead counts as abandoning it for exemption purposes. The exemption for the current year isn't affected unless the property is rented for more than 30 days per calendar year for two consecutive years. A larger homestead exemption would make that rule more costly to trip, so if you plan to rent your primary residence, understand the limit before you list it.
What to Confirm Before You Buy
Whatever happens on November 3, a few items belong on every 30A buyer's checklist:
- Don't budget off the seller's tax bill. Florida resets assessed value to market value after a sale, so a long-held home's current taxes may understate what you'll pay.
- Know your homestead status. Confirm whether you'll qualify for homestead and when your Florida residency begins, since Amendment 3 treats 2026 and 2027 arrivals differently.
- Ask about portability. If you're moving from another Florida homestead, the Walton County Property Appraiser notes you may be able to transfer up to $500,000 of Save Our Homes benefit within three years.
- Review non-ad valorem assessments. These appear on the tax bill and aren't reduced by exemptions.
- Model rental plans carefully. Rental use affects homestead eligibility and your overall tax picture.
- Confirm specifics with a CPA or tax attorney. Implementing legislation could shape how the amendment is applied if it passes.
A Practical Strategy for 30A Property Taxes
For most buyers, Amendment 3 shouldn't decide whether to buy on 30A, but it can shape how you plan the purchase. Full-time residents should pay close attention to residency timing and homestead filing. Second-home and rental investors should build carrying-cost estimates that hold up under more than one outcome: a 5% cap if the amendment passes, the current 10% cap if it doesn't, and possible millage changes either way. Long-term owners should check their current exemptions and portability options.
If you want help evaluating how property taxes fit into a 30A purchase, whether it's a primary home, a second home, or a rental, connect with Mark Stroop LLC. The team brings local 30A knowledge, analytical guidance, and practical insight for buyers looking at primary homes, second homes, and investment property. We'll help you build a realistic ownership budget and point you to the right tax professionals for the questions only they should answer.
Disclaimer: This article is general information, not tax, legal, or accounting advice. Stroop Group / Mark Stroop LLC is a real estate team, not a tax advisor. Amendment 3's outcome and any implementing legislation were unknown as of September 2026. Consult a licensed CPA, tax advisor, or attorney about your own situation.
FAQs
When do Florida voters decide Amendment 3?
Amendment 3 is on the November 3, 2026 general election ballot. It needs at least 60% of the vote to pass. If approved, it would take effect January 1, 2027.
Would Amendment 3 lower property taxes on my 30A second home?
Not directly. Second homes don't qualify for the homestead exemption. The amendment would lower the non-homestead assessment cap from 10% to 5% for non-school taxes, which could slow growth in assessed value. Your actual tax bill would still depend on millage rates and school taxes.
Does Amendment 3 eliminate school property taxes?
No. Only the first $25,000 of a homestead's assessed value would remain exempt from school taxes, as under current law. Most owners would still see school taxes on their bill.
I'm moving to 30A in 2027. Would I get the $250,000 exemption?
Not right away, if the amendment passes as written. New residents who establish Florida residency on or after January 1, 2027, would start with a $50,000 non-school exemption and become eligible for the larger amount in their fifth year. Talk with a CPA or attorney about your timing.
Can I rent out my 30A homestead and keep the exemption?
Only in limited ways. Under Florida Statute 196.061, renting all or substantially all of a homestead for more than 30 days per calendar year in two consecutive years can cost you the exemption. Confirm your plans with a tax professional.
Is this article tax advice?
No. This is general, educational information as of September 2026. Stroop Group / Mark Stroop LLC is a real estate team, not a tax advisor, so please consult a licensed CPA, tax advisor, or attorney before making decisions.
