Florida 2026 Amendment 3 What Luxury Homeowners Should Know
                     Florida 2026 Amendment 3: 
What Luxury Homeowners 
Should Know
A Builder's Guide to the Property-Tax Changes on the November 3 Ballot
Sabal Luxury Builder  |  Miami, Florida
A B O U T  U S
• Custom luxury residences built in South Florida
Sabal Luxury • Planning, process, and development support from start 
Builder to delivery• Areas served: Miami, Coral Gables, Pinecrest, Coconut 
Grove, Key Biscayne, Venetian Islands, Palm Beach, 
Boca Raton, Fort Lauderdale
We build legacy properties. • Helping luxury homeowners understand the real costs 
Not just homes. of owning a residence
Florida CGC License CGC1521385
F L O R I D A  B A L L O T  M E A S U R E
What Is Amendment 3?
60% Nov 3 2027
approval needed to pass 2026 vote date first year of changes
• Official name: "Save Our Homes from Excessive Property Taxes"
• Placed on the ballot by the Legislature in June
• Covers homestead exemptions, assessment caps, and new-resident rules
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W H A T  T H E  A M E N D M E N T  P R O P O S E S
Key Changes at a Glance
Homestead exemption $50,000 → $150,000 (2027) → $250,000 (2028), then indexed to inflation
Non-homestead cap Yearly assessment growth limit drops from 10% to 5% from 2027
New Florida residents $50,000 exemption for the first 5 years if homestead starts in 2027 or later
School taxes Not changed by the amendment
Future option Local governments may raise the exemption to full value, with no set date
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H E L P F U L ,  B U T  M O D E S T  A T  T H I S  P R I C E  L E V E L
The Math on a High-Value Homestead
$2,000– $150K– 3%
2esti,m6ate0d ye0arly saving from t3yp5ical0 yeaKrly tax bill on homes yearly growth cap under existing 
the extra $200,000 exemption assessed at $10M–$20M Save Our Homes
• Non-school rates in coastal areas run about 10–13 mills
• The existing 3% cap remains the stronger protection for long-term luxury homeowners
Sabal Luxury Builder
W H E R E  T H E  L A R G E R  I M P A C T  M A Y  B E
The 5% Non-Homestead Cap
• Applies to second homes, investment Assessed value on $15M ($M, illustrative)
property, spec homes, and LLC- or trust-held 
residences 26
• Growth limit falls from 10% to 5% 24
• New construction is assessed at completion; 22
the cap resets when ownership changes
• Worth modeling for luxury homeowners with 20
non-homestead property
18
16
14
Yr 0 Yr 1 Yr 2 Yr 3 Yr 4 Yr 5
10% cap 5% cap
Sabal Luxury Builder
T I M I N G  N O W  H A S  A  C O S T
Planning to Relocate to Florida?
Jan 1 Mar 1 2027+
Own and occupy the home as Filing deadline for the Homestead starts: $50,000 
your permanent residence exemption exemption for 5 years
• Homestead established earlier follows the full exemption schedule from the start
• For homes under construction, occupancy in December vs. February can change your tax track
• Confirm your state of residence with your advisor before 2027
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N O T  E V E R Y  O U T C O M E  I S  A  R E D U C T I O N
Points to Keep in Mind
Tax rates are not frozen Revenue pressure
Local governments may adjust millage rates or add Municipalities could lose about 38% of property-tax 
fees. revenue on average.
School taxes stay Elimination is not promised
About one-third of the bill in Miami-Dade and Palm It is a future option with no date. Plan around what is 
Beach. written.
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A  Q U I C K  G U I D E  B Y  H O M E O W N E R  T Y P E
What It Means for You
Already homesteaded Non-homestead owners
Modest savings; the 3% cap still matters most. Review the 10% to 5% cap change.
Relocating buyers Mid-construction
Plan your homestead date carefully. Discuss delivery timing with your builder and advisors.
For luxury homeowners, wait for the November 3 result before decisions that depend on passage. General information only, not tax advice; 
please consult your CPA or tax advisor.
Sabal Luxury Builder
Thank You
Sabal Luxury Builder
170 SE 14th St, Suite 1002, Miami, FL 33131
+1 (786) 870-4406  |  [email protected]
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