Florida Amendment 3 passed on November 3, 2026, with 61.98% of the vote, so it clears the 60% bar and becomes part of the state constitution on January 1, 2027. For a St. Pete homeowner who claims homestead, the exemption on non-school property taxes rises to $150,000 of assessed value in 2027 and $250,000 in 2028. For a short-term rental, second home or other non-homestead property, there is no new exemption: the change is a lower 5% annual cap on assessment increases for non-school taxes, and that cap still resets to market value when the property sells.
If you own in St. Pete, run a post-Amendment 3 broker CMA on your St. Pete property.
That last point is the one most buyers miss. If you're buying an Airbnb or a rental in St. Petersburg, Amendment 3 doesn't make the seller's tax bill your tax bill. Here's what the amendment actually says, what it does for owners, buyers, sellers and investors, and what to check before you offer.
I'm Troy Nowak, Broker of Mangrove Bay Realty (BK3436609). I've sold 300+ investment properties in Pinellas, St. Pete, Clearwater, Indian Rocks Beach, Largo, Bradenton and Tampa in the last five years, and I own and manage six short-term and furnished rentals. This page sticks to the amendment text, the state's official results and the Florida Department of Revenue's guidance.
What does Florida Amendment 3 do?
Amendment 3 was proposed by the Legislature as House Joint Resolution 1-F in the 2026 special session. The enrolled text of HJR 1-F changes Sections 4, 6 and 9 of Article VII of the Florida Constitution. The Florida Department of Revenue summed it up in Property Tax Oversight Bulletin PTO 26-21, dated November 5, 2026:
| Change | Who it affects | When |
|---|---|---|
| Homestead exemption for non-school taxes rises to $150,000 of assessed value | Owners with a Florida homestead exemption | 2027 tax roll |
| Same exemption rises to $250,000, then adjusts for inflation | Owners with a Florida homestead exemption | 2028, inflation adjustments from 2029 |
| Annual cap on assessment increases drops from 10% to 5% for non-school taxes | Non-homestead property: rentals, second homes, commercial | Starting January 1, 2027 |
| Smaller exemption ($25,000 school, up to $50,000 non-school) until the fifth year of exemption | People who were not Florida residents as of December 31, 2026 | Homesteads claimed from 2027 on |
| County and city property taxes limited to listed purposes | Counties and municipalities | Starting January 1, 2027 |
The Department of Revenue says the amendment takes effect January 1, 2027, and first applies to the 2027 tax roll.
Did Amendment 3 pass?
Yes. The Florida Division of Elections results page, Florida Election Watch, shows 4,922,400 votes for approval (61.98%) and 3,019,415 against (38.02%). Constitutional amendments in Florida need 60% to pass.
How much does a St. Pete homeowner save?
It depends on your assessed value and the tax rates your city, county and other non-school taxing authorities set. The bigger exemption only removes assessed value from non-school levies. School district taxes aren't part of the increase.
A simple way to think about it: in 2027, up to $150,000 of your homestead's assessed value is exempt from non-school taxes. In 2028 that becomes up to $250,000. Your savings are that extra exempt value times the combined non-school millage on your bill, minus any rate increases local governments adopt later. The amendment doesn't cap millage rates.
Pull your current bill and assessed value from the Pinellas County Property Appraiser and run it with your real numbers. I won't quote a dollar figure here because every folio is different.
Does Amendment 3 lower taxes on an Airbnb or rental?
Not directly. A short-term rental, long-term rental or second home doesn't get a homestead exemption, so the larger exemption doesn't apply to it.
What changes for those properties is the assessment cap. Under the amended Section 4 of Article VII, non-homestead property can't see its assessed value for non-school taxes rise more than 5% a year starting January 1, 2027, down from 10%. In a rising market, that slows how fast an owner's non-school tax base can climb.
Does the 5% cap transfer to a buyer?
No. The same section of the constitution says that after a change of ownership or control, the property is assessed at just value as of the next assessment date. That includes a change of ownership of a legal entity that owns the property. The cap then starts over from the new assessment.
This is why a seller's tax bill is a weak number to underwrite with. If the seller has owned for years, their assessed value may sit well below market. After you close, the next assessment can jump to market value, and the 5% cap only limits growth from there.
For an investor, the right move is to estimate taxes on your purchase price, not on the seller's current bill. Do that before you offer, not during the inspection period.
Can I Airbnb my homestead and keep the exemption?
Be careful. Florida Statutes 196.061 says renting all or substantially all of a dwelling claimed as a homestead counts as abandoning the homestead. Renting it after January 1 doesn't cost you that year's exemption unless the property is rented for more than 30 days per calendar year for two consecutive years.
With a $250,000 non-school exemption on the line from 2028, losing homestead status costs more than it used to. If you're thinking about renting your primary home, talk to the property appraiser's office about your exact plan first.
Does Amendment 3 change St. Pete short-term rental rules?
No. Amendment 3 is a tax measure. It doesn't touch zoning or rental-length rules.
In St. Petersburg, a home in ordinary residential zoning can still be rented for less than a month only three times in any 365-day period under Sec. 16.90.020.3 of the city code. If nightly rentals weren't legal on a parcel before the vote, they aren't legal now. My St. Pete and Gulfport short-term rental guide covers the rule and how to check a parcel, and the Pinellas STR rules map covers every other city.
What it means if you're buying in St. Pete
- Buying a primary home and you already live in Florida: you can claim the larger exemption once you qualify for homestead. Model your taxes on your purchase price, because the assessment resets when you buy.
- Moving to Florida in 2027 or later: if you weren't a Florida resident as of December 31, 2026, the Department of Revenue says you get a $25,000 school exemption and up to $50,000 for non-school taxes, with the larger exemption starting in your fifth year of exemption. Budget for the smaller exemption at first.
- Buying a rental or Airbnb: no homestead exemption. Estimate taxes at your price with the 5% cap applying only after your first assessment.
The amendment also lets counties and cities raise the exemption further under procedures the Legislature sets by general law, and from January 1, 2030, a county or city can shorten the five-year wait for new residents by a two-thirds vote for a critical local need. Watch for those changes before you rely on them.
What it means if you're selling
If your buyer will homestead the house, the bigger exemption can help your listing, and it's worth showing them how it works. Just don't hand over your own tax bill as their estimate. Their assessment resets at closing, and a buyer who's new to Florida starts with the smaller exemption.
If you're selling a rental or a second home to an investor, expect a sharp buyer to price taxes at the sale price. Have your rental income, rental history and permits ready so the conversation stays on the property, not on the tax bill. My guide to selling an Airbnb in Pinellas County lists what to gather.
How county and city tax money can be used now
The amended Section 9 says property taxes levied by counties and municipalities can be used only to provide for public safety, fund education and public schools, finance infrastructure, finance natural resource projects, issue bonds and pay existing debt for those uses, meet retirement obligations for local government employees, or fund the operations and administration of county officers, commissions and municipalities and the expenditures their governing bodies approve, except spending barred by general law.
That list is broad, so I wouldn't predict specific service cuts or new fees from it. If you're buying for the long term, keep an eye on local budget votes and any new assessments that show up on future bills.
Frequently asked questions
When does Florida Amendment 3 take effect?
January 1, 2027. The Florida Department of Revenue says it first applies to the 2027 tax roll, with the exemption rising to $250,000 in 2028.
Does Amendment 3 eliminate property taxes on my home?
No. School district taxes still apply, and the larger exemption covers assessed value only up to $150,000 in 2027 and $250,000 in 2028 for non-school taxes. Local governments can still set millage rates.
Does Amendment 3 help short-term rental owners?
Only through the lower assessment cap. Non-homestead property gets a 5% annual cap on assessment increases for non-school taxes instead of 10%, starting in 2027. The cap resets when the property sells.
I'm moving to St. Pete next year. Do I get the $250,000 exemption?
Not right away. If you weren't a Florida resident as of December 31, 2026, the Department of Revenue says you get up to $50,000 for non-school taxes and $25,000 for school taxes, with the larger exemption starting in the fifth year of exemption.
Did Amendment 3 change Airbnb rules in St. Petersburg?
No. Rental-length rules come from zoning. St. Pete's residential rule still limits stays under a month to three times in any 365-day period.
If you want a St. Pete address screened for taxes at your price and for the rental rules on that parcel before you offer or list, reach me through the contact page.
Troy Nowak, Broker of Mangrove Bay Realty (BK3436609)
Sources checked November 14, 2026: HJR 1-F enrolled text, Florida DOR bulletin PTO 26-21, Florida Election Watch amendment results, Florida Statutes 196.061, St. Petersburg Sec. 16.90.020.3.
Cover photo: Historic Old Northeast St. Pete - Residential architecture by pasa47, licensed CC BY 2.0, via Wikimedia Commons.