Florida Real Estate & Residency
Florida Amendment 3 and the December 2026 Deadline: What Buyers Should Verify
Planning a Florida Purchase? Start With the Facts, Not a Deadline.
The Florida Amendment 3 residency deadline is approaching, and it could significantly impact future homebuyers. On November 3, 2026, Florida voters approved Amendment 3, introducing important changes to the Homestead Exemption. If you’re planning to buy a Florida home in 2027, establishing residency before December 31, 2026, could help you qualify for expanded property tax benefits sooner.
Florida Amendment 3 Homestead Exemption 2026: What's Changing?
Beginning January 1, 2027, the Homestead Exemption for qualifying primary residences increases to $150,000 for non-school property taxes. In 2028, that amount increases to $250,000, with inflation adjustments beginning in 2029.
This expanded exemption reduces the taxable value of eligible primary residences and could provide meaningful long-term savings for Florida homeowners.
However, one particularly important provision makes the timing of Florida residency more significant than ever.
The Five-Year Rule: Why December 31, 2026, Matters
Under Amendment 3, individuals who are not Florida residents by December 31, 2026, will generally receive the existing Homestead Exemption when they first qualify, rather than the newly expanded exemption.
They will become eligible for the increased exemption beginning in their fifth year of qualifying for the Homestead Exemption, subject to constitutional requirements.
That means someone establishing Florida residency in 2027 could have to wait several years to receive the expanded property tax benefits.
But individuals who establish genuine Florida residency on or before December 31, 2026, may avoid that five-year waiting period, provided they subsequently satisfy the applicable homestead eligibility requirements.
This distinction could make a substantial financial difference over time.
Planning to Buy in 2027? Consider Acting Before Year-End!
If you’re already considering buying a primary residence in Florida next year, now is the time to explore whether moving your purchase forward makes financial sense.
Purchasing and occupying a qualifying home before the end of 2026 could position you to benefit from the expanded Homestead Exemption beginning in 2027.
Even if completing your purchase this year isn’t possible, individuals planning to relocate should investigate whether they can legitimately establish and document permanent Florida residency before December 31, 2026.
Establishing residency and qualifying for a Homestead Exemption are separate requirements. Simply purchasing property or obtaining a Florida driver’s license does not automatically establish eligibility.
The important message is this: Don’t wait until 2027 to start exploring your options.
What About Sellers and Investment Property Owners?
Amendment 3 also creates new considerations for Florida sellers and investors.
For sellers, the potential long-term tax savings may become an important consideration for buyers comparing homes and evaluating affordability.
For owners of rental properties, vacation homes, second homes, and other qualifying non-homestead real estate, the amendment reduces the annual cap on assessed-value increases for non-school property taxes from 10% to 5%, potentially providing greater predictability in future assessments.
Your 2027 Home Purchase Could Be Worth Discussing Today
At RE/MAX Heritage – The Bardell Team, we understand that purchasing a home is about more than finding the right property. It’s about making informed decisions that support your financial goals.
Whether you’re a first-time buyer, relocating from another state, preparing for retirement, or planning your next move, our experienced Central Florida REALTORS® can help you explore your options.
Considering buying in 2027? Don’t let the December 31, 2026, residency deadline pass without understanding what it could mean for you.
Contact RE/MAX Heritage – The Bardell Team today to discuss whether purchasing before year-end or establishing Florida residency sooner could support your plans.
Your next move could make a difference to your property taxes for years to come. Let’s explore your options now!
“A move to Florida is a major decision. Research the housing market, residency requirements, and your own tax situation before making plans—potential savings are never guaranteed.”
RE/MAX Heritage - The Bardell Team
Considering a Move Before Year-End 2026?
Connect with RE/MAX Heritage to explore Central Florida homes and neighborhoods that fit your plans. We can help you understand your real estate options while you consult qualified professionals about residency and tax questions.