Amendment 3 · Passed · If you invest in Florida property
Amendment 3 passed. What it means for your ROI.
Mauryn Regueiro
The headline exemption is for homesteads, not rentals. But Amendment 3 helps your returns in two other ways, and one of them compounds every year you hold.
What does not change for you
The bigger exemption, $150,000 in 2027 and $250,000 in 2028, is homestead only. A rental, a second home, a short term property or land you are holding does not get it.
The cap that helps your ROI
Starting January 1, 2027, the annual cap on how much the assessed value of non homestead property can rise drops from 10 percent to 5 percent. Say a property is assessed at $400,000 and the market jumps. Under the old cap, assessed value could reach $440,000 in one year. Under the new one, $420,000. That gap grows every year you hold.
Lower, more predictable carrying costs mean more of the rent stays as income, and the TRIM notice in August holds fewer surprises. That is less stress on the investor and a cleaner number when you underwrite the next deal.
Two limits. The cap is on assessed value, not on the tax itself, so a millage increase still reaches you. And school taxes stay outside the cap.
Why owner occupants matter to your exit
Homeowners now carry less in property tax. That can bring more buyers into the market and give them more room in their monthly budget, which supports the price you can ask when you sell. In South Dade, where new construction and rentals compete for the same buyers, that is worth watching.
What does it do to a specific parcel
Give me the address and I will run it. What it costs to own today, in 2027 and in 2028, on that parcel's actual assessed value and actual millage. It works whether it is yours already or something you are looking at.
I need a name, an address, and either a phone or an email.
I use this to send you your numbers and the occasional follow up. Reply STOP at any time. I do not share your details with anyone else.
The risk to watch
Local governments lose revenue under the amendment, and the usual way to make it up is a higher millage rate on what stays taxable. Homestead owners get the larger exemption and you do not, so if rates rise you carry more of it. Whether that happens depends on each city and county, and it is not known yet.
So which way does it cut
It depends on your horizon. The assessment cap is a durable benefit that grows the longer you hold. The millage risk is a possibility, not a certainty. Someone flipping inside two years and someone holding for fifteen should not read this the same way.
Adding to your portfolio? Start with what is actually available, not what the portals show.
See the new construction inventoryNext step
I am licensed on both the real estate and the lending side, so the numbers and the financing conversation happen together. Send me an address and I will run the taxes for you.
Homeowner view: what Amendment 3 saves homeowners.
Run it on a specific parcel
Put in an address and I send you what it costs to own today, in 2027 and in 2028.
Homestead · Redland · Florida City Search homesNew listings, what closed, and the things nobody puts in an ad.
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Mauryn Regueiro
I am a Realtor and a Mortgage Loan Originator here in Miami-Dade, so the home, the timeline and your monthly cost all get answered in the same conversation.
@descubrehomestead · NV Realty & NV Lending
FL Lic. #3290618 · NMLS #2515401 · Equal Housing Opportunity
Where this comes fromWLRN, Florida approves Amendment 3 · ClickOrlando, how the new property tax plan works · Bilzin Sumberg, the December 31, 2026 residency deadline · Florida TaxWatch, 2026 Amendments Guide · Florida Policy Institute, Voter Guide