Florida Amendment 3 Passed! What It Means for Homeowners, Buyers & Real Estate in Pinellas County

Florida just made a major change to its property tax system, and if you own a home, are thinking about buying one, or have an investment property, you’ll want to pay attention!

On November 3, 2026, Florida voters approved Amendment 3, which expands homestead exemptions and changes how certain property assessments are calculated.

And before we go any further, let’s make one thing clear:

This isn’t about politics. It’s about keeping homeowners and future buyers informed!

As a Pinellas County REALTOR®, I believe understanding the financial side of homeownership is just as important as finding the perfect house.

Let’s break down what Amendment 3 means in plain English.

1. Bigger Homestead Exemptions Could Mean Lower Property Taxes

One of the biggest changes is an increase in Florida’s homestead exemption for non-school property taxes.

Here’s what’s changing:

• 2027: The expanded exemption increases to $150,000.
• 2028: The expanded exemption increases to $250,000.
• 2029 and beyond: Inflation adjustments begin.

What does that mean?

A qualifying homeowner could have a significantly larger portion of their home’s assessed value exempt from certain property taxes.

For example, a home with a $400,000 assessed value could eventually have $250,000 of that value exempt from non-school property taxes, leaving $150,000 subject to those taxes, before considering other applicable rules.

Important: School district property taxes are not eliminated, and your actual savings will depend on your property, eligibility, and local tax rates.

2. Thinking About Buying? December 31, 2026, Is an Important Date!

If you’re planning to purchase a home in Florida, especially if you’re relocating from another state, this is worth understanding.

Amendment 3 distinguishes between people who were already permanent Florida residents by December 31, 2026, and those establishing residency afterward.

People establishing Florida residency beginning in 2027 generally face a five-year waiting period before qualifying for the expanded exemption.

Here’s why that matters:

If you’re already planning to relocate, establishing your permanent Florida residence before the end of 2026 could make a difference in your future property tax benefits.

However, purchasing a property before December 31 does not automatically guarantee eligibility. Your residency, homestead qualification, and individual circumstances matter.

And if you’re already a qualifying Florida resident, you don’t necessarily need to purchase a home before year-end to benefit.

My advice? Don’t rush into buying the wrong home to meet a deadline. Instead, understand your options and make an informed decision.

3. Good News for Some Real Estate Investors

Amendment 3 also reduces the annual assessment increase cap on many non-homestead properties from 10% to 5%, excluding school taxes.

This can affect properties such as:

• Second homes
• Rental properties
• Certain commercial properties

For investors, that could mean more predictable future assessed values.

Remember, a lower assessment cap doesn’t guarantee your overall tax bill will decrease. Tax rates and other factors still matter.

4. What About Current Homeowners?

If you already own and occupy a qualifying homesteaded property in Florida, you may benefit from the expanded exemption.

That could mean keeping more money in your household budget.

But property taxes are only one piece of homeownership expenses. Insurance, HOA fees, maintenance, special assessments, and local government funding decisions also affect the true cost of owning a home.

Amendment 3 is expected to reduce local government property tax revenue, which could lead to changes in public services, fees, or other revenue sources.

Understanding both the benefits and potential tradeoffs helps homeowners plan more effectively.

5. Does Amendment 3 Make It a Good Time to Buy or Sell?

That’s a great question, and the answer depends on your situation!

For buyers: Potential tax savings could improve the long-term affordability of a qualifying primary residence. However, your mortgage payment, insurance, HOA costs, and financial readiness still need to make sense.

For sellers: Buyers may be more interested in understanding potential ownership costs and homestead benefits. Presenting accurate information can help buyers evaluate a property with confidence.

For homeowners considering downsizing: Changes to property taxes may be another factor worth considering alongside maintenance costs, accessibility, and lifestyle goals.

The best real estate decisions aren’t based on headlines alone. They’re based on your needs, your financial goals, and a strategy designed around you.

6. A Little Family News: I’m Working Alongside Mike & Donna Riechenbach!

For those who don’t know me yet, I’m Courtney Kellenberger, and I’m proud to be the niece of Michael (Mike) and Donna Riechenbach!

I’m excited to share that I’m now working alongside Mike and Donna in real estate.

Family, community, and relationships mean a great deal to me. Whether you’re buying, selling, downsizing, or simply curious about the local market, my goal is to provide knowledgeable guidance and honest communication.

I believe real estate should feel personal, not transactional.

And with my family connection to Mike and Donna, I’m especially excited to continue building relationships within our community.

7. Featured Property: Renovated Waterfront Condo for Only $200,000!

Speaking of Florida real estate opportunities, I have a property you won’t want to miss!

1 Boca Ciega Point Blvd, Unit 206 — St. Petersburg, Florida

Offered at $200,000

Imagine relaxing with beautiful waterfront views, enjoying the Florida sunshine, and living in an established 55+ waterfront community.

This renovated condo offers:

• Beautiful waterfront views
• Updated interior and move-in-ready appeal
• A Florida room overlooking the water
• Community amenities
• A convenient St. Petersburg location

And there’s more exciting news: Unit 204 is coming soon!

Because the condominium association does not permit traditional open houses, private tours are available by appointment.

If you’ve been thinking about downsizing or enjoying waterfront living, I’d love to show you around.

Property details, eligibility restrictions, fees, and availability should be independently verified.

8. Your Home Is More Than an Address. It’s an Investment in Your Future.

Whether you’re a longtime Pinellas County resident or considering making Florida your new home, staying informed matters.

Amendment 3 is an important change, but understanding how it applies to your personal circumstances is what really counts.

That’s where having a knowledgeable real estate professional can make a difference.

I’m here to help you navigate the market, understand your options, and make confident decisions without unnecessary pressure.

Let’s Talk About Your Real Estate Goals!

Are you wondering what your home is worth in today’s market?

Thinking about purchasing before the end of the year?

Or interested in touring my $200,000 waterfront listing?

I’d love to connect!

Courtney Kellenberger
REALTOR® | Century 21 Beggins
Working alongside Michael & Donna Riechenbach
Call or Text: 859-893-8303

Paws on the ground. Wings to the sky. Home in mind. 🐾🦅🏡