Amendment 3
Florida voters will decide whether to raise the homestead exemption on non-school taxes and tighten the assessment cap on some other property.
Read the leadThe Orlando Report
Facts
- Eligible homestead owners would receive a $150,000 non-school exemption in 2027 and $250,000 in 2028. School levies keep $25,000.
- Orange County models a $165 million difference in 2027 and $275 million in 2028. Its rate assumption is not posted, and no adopted budget assigns the figures to departments.
- The measure needs at least 60 percent on Nov. 3. If approved, its stated start date is Jan. 1, 2027.
What Amendment 3 does
01
$150,000 in 2027, then $250,000 in 2028
Homestead, non-school lines
Taken off assessed value. School levies keep the existing $25,000 exemption.
02
Assessment cap 10% → 5%
Other property
Covered non-homestead property, including many rentals and businesses.
03
60% on Nov. 3, 2026
Vote and start
If it passes, the stated start date is Jan. 1, 2027.
CS/SB 4-F · Chapter 2026-240
Already the law, either way
Florida already changed how cities and counties adopt millage. A majority may adopt the rolled-back rate. Two-thirds may go up to 110 percent of that rate. Higher rates need a larger board vote or voter approval. A No vote on Amendment 3 does not repeal that statute. City and county budgets already operate under it.
Amendment 3 is not the millage lawWho it would affect
Homeowners
An eligible homestead can receive the larger non-school exemption. The school line stays at $25,000. Millage is still set later.
Renters
Renters do not get the homestead exemption. Covered rental property can get the tighter 5 percent assessment cap. The amendment does not set rent.
Businesses
Covered commercial property can use the 5 percent non-homestead cap. The bill still depends on assessed value and later millage.
City budgets
Orlando would still set millage under Chapter 2026-240. Public figures from speeches are not adopted budgets.
County budgets
Orange County modeled $165 million less in 2027 and $275 million in 2028 if rates stay where its model put them. That is not a department budget.
What local leaders say. What the record shows.
Said
A No vote undoes the millage law.
Record
Chapter 2026-240 is already law. Amendment 3 does not repeal it.
Said
County figures are already assigned to departments.
Record
They are modeled differences between futures. No adopted budget assigns them to departments.
Said
School taxes go to zero.
Record
The larger exemption excludes school levies. The $25,000 school homestead exemption remains.
Dyer warned of slower 911 response. His $80 million figure describes a different tax scenario.
Orlando and Orange County have forecast lower property-tax revenue, but neither has adopted a budget that turns those estimates into police, fire or parks cuts.
On the November ballot
A court rejected the first ballot wording. The active state record now carries the rewritten title and summary for Ballot 3.
Numbers
- Non-school homestead exemption
- $150,000 / $250,000
- 2027 / 2028 under the enrolled text — Florida Legislature
- School homestead exemption
- $25,000
- The proposed larger exemption excludes school levies — Florida Legislature
- Non-homestead assessment cap
- 10% to 5%
- Specified property on non-school lines — Florida Legislature
- Vote threshold
- 60%
- At least 60 percent is required — Florida Legislature
- Stated start date
- Jan. 1, 2027
- If at least 60 percent approve it — Florida Legislature
Official estimate. Millage assumed by the county model.
Orange County estimates it would collect $165 million less in 2027 than under current exemption rules, if rates stay where the model put them.
Orange County estimates it would collect $275 million less in 2028 than under current exemption rules, if rates stay where the model put them.
Model not posted.
No budget that spends $165 million less.
The numbers
Official estimate. Millage assumed by the county model.
Orange County estimates it would collect $165 million less in 2027 than under current exemption rules, if rates stay where the model put them.
Orange County estimates it would collect $275 million less in 2028 than under current exemption rules, if rates stay where the model put them.
Model not posted.
No budget that spends $165 million less.
Reporting
What Amendment 3 would actually change
The proposal would raise the homestead exemption on non-school taxes, tighten an assessment cap on some other property and make newer Florida residents wait for the larger break.
Orange County says Amendment 3 would cost $165 million. It has not shown the math.
The county's estimate is official, but the public workbook and assumed millage are not. Its fire and sheriff figures are levy projections, not adopted department cuts.
What's actually true about Amendment 3
The tax changes are real. So are local revenue estimates. Several claims now attached to them go further than the official records support.
Homeowners get the direct break. Renters do not.
The size of the benefit depends on assessed value and local tax rates. Newer Florida residents would wait, while some rental and commercial property would get a tighter assessment cap.
Questions
What does Orange County estimate?
Orange County estimates it would collect $165 million less in 2027 than under current exemption rules, if rates stay where the model put them. Model not posted. No budget that spends $165 million less.
How many votes does Amendment 3 need?
At least 60 percent of votes cast on the measure.
Does the larger exemption apply to school taxes?
No. School levies keep the existing $25,000 homestead exemption.
What happens to newer Florida residents?
People who were not Florida residents on Dec. 31, 2026 receive the current exemption when eligible and reach the larger amount in their fifth year, subject to federal constitutional limits.
Do renters receive the homestead exemption?
Not on the home they lease. Covered rental property may receive the tighter assessment-growth cap, but the amendment does not dictate rent.
Would a No vote repeal CS/SB 4-F?
No. Chapter 2026-240 is already law.
Is $80 million Orlando's 2028 Amendment 3 figure?
No. Dyer's prepared speech used $30 million for 2028 and $50 million for 2029; $80 million described full elimination.
Does the county model already decide department budgets?
No. It projects levy-group differences, and no adopted budget assigns those figures to departments.
Can local millage change later?
Yes. Local boards adopt rates under Florida law, including the procedures in Chapter 2026-240.
Does Amendment 3 replace Save Our Homes?
No. Save Our Homes remains; Amendment 3 changes exemptions after assessed value is determined.
Does the amendment order service cuts?
No. It changes property-tax rules. Staffing, service, fee, assessment, and millage decisions require later public budget actions.
Why did the ballot language change?
A Leon County judge rejected the original title and summary. The Attorney General submitted replacement language on August 13, 2026.