Florida Amendment 3 Passed: Why Out-of-State Homeowners Should Consider Establishing Residency Now

Florida just gave homeowners another reason to make the Sunshine State their permanent home.

On November 3, 2026, Florida voters approved Amendment 3, significantly expanding the state's Homestead Exemption and creating substantial potential property tax savings for qualifying primary homeowners.

If you own a second home along 30A, or you're considering relocating to Florida, here's what you need to know.

What Does Florida Amendment 3 Change?

Amendment 3 increases the Homestead Exemption on the portion of property taxes that funds non-school local government services.

Here's the timeline:

• 2026: Existing homestead exemptions remain in place.
• 2027: The non-school homestead exemption increases to $150,000.
• 2028: The exemption increases to $250,000.
• Beyond 2028: The expanded exemption adjusts for inflation.

School district property taxes still apply, so this isn't a complete elimination of property taxes. However, for qualifying homeowners, the savings could be significant.

Why December 31, 2026, Is Such an Important Deadline

Here's the detail out-of-state homeowners shouldn't overlook: Amendment 3 establishes a December 31, 2026, residency cutoff that could affect when you become eligible for the expanded exemption.

If you're a Florida resident by December 31, 2026, you may qualify for the expanded exemption beginning in 2027, provided you meet the state's homestead requirements.

But if you establish Florida residency after that date, the amendment generally requires you to wait until your fifth year of qualifying for homestead exemption before receiving the expanded benefit. This restriction is subject to limitations under the U.S. Constitution.

That's potentially several years of additional property tax savings for homeowners who establish residency before the deadline.

What About the January 1 Homestead Requirement?

Florida determines homestead eligibility based on whether you own and maintain the property as your permanent residence on January 1 of the tax year.

To qualify for the 2027 Homestead Exemption, you generally must:

• Own the Florida property by January 1, 2027.
• Make it your genuine permanent residence by that date.
• Submit your homestead application by March 1, 2027.

The takeaway? If you've been considering making your Florida home your primary residence, establishing residency before December 31, 2026, could allow you to avoid the amendment's five-year waiting period. You'll also need to satisfy the separate homestead requirements to claim the exemption for 2027.

How Do You Establish Florida Residency?

Florida looks at several factors when determining whether a property is your permanent residence.

Important steps may include:

• Making your Florida property your actual primary residence.
• Updating your driver's license and vehicle registration.
• Registering to vote in Florida.
• Updating your mailing address and other official records.
• Filing a Declaration of Domicile, when appropriate.
• Applying for Homestead Exemption through your county property appraiser.

Simply owning a Florida home isn't enough. Your residency must be genuine, and you generally cannot claim a conflicting residency-based property tax benefit in another state.

What About Existing Florida Homeowners?

If you already have a Florida Homestead Exemption, the expanded exemption should apply automatically if you remain eligible.

And if you're considering moving from one Florida primary residence to another, don't overlook homestead portability, which may allow you to transfer some of your accumulated Save Our Homes assessment benefit to your next property.

Thinking About Making 30A Home?

For second homeowners and out-of-state buyers considering a permanent move to 30A, Amendment 3 adds another financial consideration to an already appealing lifestyle decision.

Whether you're looking in Watersound Origins, WaterColor, Seagrove, Rosemary Beach, or elsewhere along 30A, understanding your potential property tax savings should be part of your buying strategy.

If a move to Florida has been on your radar, now is a particularly good time to explore your options.

Candice KausHagen | 30A Lifestyle Agent | 850-517-6170

Property tax eligibility and savings vary by homeowner and property. The amendment's residency restriction may be subject to constitutional challenges. Consult your county property appraiser and tax advisor before making residency decisions.