October 7, 2026

Florida Amendment 3 Explained: What It Could Mean for Palm Beach County

What Florida homeowners, businesses and communities should know about the proposed property tax changes.

By: Sergio Piedra, Associate Vice President of Intergovernmental Affairs for Discover The Palm Beaches

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It seems everyone is saying something about Amendment 3. It’s a tax cut. It’ll cut public services. You’ll save money. You won’t save money. It can be confusing.

Amendment 3 is the proposal modifying Florida’s entire property taxes system, appearing in everyone’s ballot for the November 3 general election. Discover The Palm Beaches is here to help you make sense of something that could impact every business and home in the state. Property tax revenue helps fund many of the local services residents and visitors use every day.

What Is Florida Amendment 3?

Why Amendment 3 is important: If this amendment to Florida’s Constitution is approved, the homestead exemption would go up to $150,000 in 2027 and then $250,000 in 2028. Which means eligible homeowners might see substantial savings on non-school property taxes. But that means far less money for local governments, special taxing districts, and public services.

Non-partisan, well-respected Florida TaxWatch says: Palm Beach County would be greatly affected if the amendment is approved. Together our county, cities, and special districts would lose $418.1 million in the first year, and more than $1 billion by FY 2031-32. This ranks us 3rd of 67 counties in funding losses over five years.

What Florida has in place today: Permanent residences are eligible to receive homestead exemption. The current exemption applying to non-school levies sits at $50,000.

How we got here: In June the Florida Legislature passed Amendment 3 and with authorization from the governor, it was placed on the Nov. 3 ballot. To become law, it needs statewide approval. But the threshold is 60% of voters must say “yes.”

More details on Amendment 3:

• It increases the homestead exemption, and this is important, for only non-school property taxes. 
• The expanded exemption would adjust for inflation after 2028.
• But you must be a Florida resident and homeowner by the end of 2026.
• People who become Florida residents after December 31, 2026, would initially receive the existing exemption when they qualify, with the larger exemption beginning in their fifth year of residency.
• It also lowers the annual assessment-growth cap on non-homestead property from 10% to 5%. Something like this may provide more predictability or slower growth in taxable assessments.

The Debate

One side predicts the most catastrophic drop in public funding in Florida’s history. The other side sees it as one of the state’s largest ever tax cuts. Here’s what they are saying.

What the Opposition is Saying

Fewer dollars coming in means fewer dollars for public services, and the consequences that could bring: Funding for police, fire rescue, emergency response, infrastructure, parks, libraries, and other communitywide services could face drastic cuts.

This could lead counties and cities to scramble to find funding: think of higher fees or charges or figure out ways to go ahead and raise property tax rates. Small counties and cities may have to dissolve or consolidate, creating a new set of problems.

Potential shift toward business and renters: renters won’t necessarily benefit from the expanded homestead exemption. So, landlords or local governments could pass along any new, higher costs resulting from Amendment 3 through rents, fees, or charges.

Potential funding pressures for special districts: those are the taxing districts for places like public hospitals, children’s services councils, water management districts, and more would see significant reductions in funds, because they receive a portion of property taxes.

Organizations opposing the amendment or raising concerns: Florida League of Cities, Florida Association of Counties, Florida Fire Chiefs Association, Fraternal Order of Police, Florida Sheriffs Association, Tax Foundation, Florida Policy Institute, Florida Recreation & Parks Association, and more.

What Supporters are Saying

More money in your pocket: supporters’ main argument is that this is finally meaningful tax savings for Florida homeowners.

More efficient government: spending by every entity receiving property tax dollars could face re-evaluating their spending habits and create better efficiencies. Voters gain the upper hand on control over property taxes.

Something for housing affordability: lowering property tax costs could help reduce the ongoing cost of owning a home.

Who’s supporting Amendment 3: there’s been a major push from the Florida Realtors trade association. Plus, various political leaders from around the state have been working for property tax reform for years.

On the Tourism Economy

Tourist Development Taxes (TDT) / Bed Taxes aren’t part of Amendment 3: mandates governing the collection and distribution of TDT are not up for a vote. The strict Florida state statutes and local county ordinances on TDT remain in place regardless of Amendment 3 passing or failing.

The arts sector relies on county and city investment: a shortage of property tax revenue could affect cultural funding, public facilities, special events, and more.

Discover The Palm Beaches, along with our sister Tourist Development Council agencies will continue to strengthen the visitor economy and serve the residents of Palm Beach County – no matter the outcome of the Amendment 3 vote.

Frequently Asked Questions About Florida Amendment 3

The More You Know

In just a few weeks we’ll know the fate of Amendment 3. In the meantime, we encourage you to use what we provided to help you decide. Feel free to share with colleagues and friends. And there’s time to see more on what’s being said:

Florida Tax Watch: research and analysis for Amendment 3.

Palm Beach North Chamber of Commerce: a view of both sides, and local impact.

Florida Chamber of Commerce: an extensive look at statewide impacts. 

Cultural Council for Palm Beach County: what could happen to the arts.

WLRN/NPR News: statewide and local reporting on Amendment 3.

Florida Politics: additional unbiased statewide reporting on Amendment 3.