How to Know What Florida Amendment 3 Means in Naples

Voters just made a change that will show up on property tax bills over the next two years. Florida Amendment 3 passed on November 3, 2026, with 61.98 percent of the vote. It raises the homestead exemption for non-school taxes to $150,000 in 2027 and $250,000 in 2028, lowers the annual cap on non-homestead assessment increases from 10 percent to 5 percent, and delays that larger exemption for people who were not Florida residents on December 31, 2026. Here is what that means in plain English for Naples homeowners and buyers. I cannot quote a dollar savings for your home, and your tax professional or the Collier County Property Appraiser should review your situation.

Amendment 3 passed

Florida amendments need 60 percent to pass. According to Florida Election Watch, Amendment 3 received 4,922,400 yes votes, or 61.98 percent. The official title is “Increased Homestead Exemption; Lower Cap On Increases In Non-Homestead Property Assessments.” It takes effect January 1, 2027.

What changed for homestead owners

The official Florida Department of State summary says the homestead exemption for all non-school taxes increases to $150,000 in 2027 and $250,000 in 2028, then adjusts for inflation after that. School taxes are treated separately. The current $25,000 exemption for school district levies stays in place, so you should not assume the larger figure applies to every line on your tax bill.

The Save Our Homes cap, which limits how much a homesteaded assessment can rise each year, is still part of Florida law. My guide to the Collier County homestead exemption explains how to file, the March 1 deadline, and portability if you are moving from one Florida homestead to another.

A note for new residents

If you were not a Florida resident on December 31, 2026, the amendment says you receive the existing homestead exemption once you qualify, and the increased exemption begins with the fifth year of exemption. If you are relocating to Naples, that timing matters. You still need to own and live in the home as your primary residence on January 1 and file with the Collier County Property Appraiser, generally by March 1. My post on Florida tax benefits when you move to Naples covers the broader picture for people coming from out of state.

The 5 percent cap for non-homestead property

Amendment 3 also reduces the annual cap on assessment increases for non-homestead properties from 10 percent to 5 percent. That matters for second homes, rentals and some other non-homestead property. It is not the same as the homestead Save Our Homes cap, and it does not turn a second home into a homestead.

What I will not do with these numbers

I will not invent a savings figure for your house. Tax bills depend on your assessed value, your millage, whether the home is homesteaded, and how the county applies the new exemption. The amendment also includes rules on how counties and cities use property tax revenue, and it directs the Legislature to set a process for local governments that want to raise the exemption further. For your own bill, talk with a tax professional and the Collier County Property Appraiser.

Featured home: 98 10th St NE

My listing at 98 10th St NE in Golden Gate Estates is the kind of Naples home where homestead status, school versus non-school taxes, and the new timeline are worth walking through with your tax professional before you budget the first year. Offered at $1,675,000:

• 5 bedrooms and 3.5 baths, with 3,256 square feet of living space
• Brand-new 2026 construction on a 2.81 acre, fully fenced, 100% upland corner lot, with no HOA
• A 3 car garage, a metal roof, impact windows and doors, a covered lanai and an outdoor kitchen, with room for a pool
• Golden Gate Estates, in Naples

See the photos and details on the 98 10th St NE listing page, or call me for a private showing.

How I help

I can help you think through how homestead filing, portability and the new Amendment 3 timeline fit a move or a sale, and I will point you to the Property Appraiser and a tax professional for the official calculation. I do not prepare tax returns or quote a savings I cannot support. I hold the 2025 International President’s Premier award, an award given to the top 1% of Coldwell Banker agents worldwide, and was RealTrends #3 in Naples (2025). If you want to know more about how I work, visit my about page. In English and Spanish, since 2013.

What does Florida Amendment 3 mean for Naples homeowners?
It passed on November 3, 2026, with 61.98 percent of the vote. It raises the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028, lowers the non-homestead assessment cap from 10 percent to 5 percent, and delays the larger exemption for people who were not Florida residents on December 31, 2026.

Does the larger exemption apply to school taxes?
No. The official summary applies the larger exemption to non-school taxes. The existing $25,000 exemption for school district levies remains, so school taxes are still calculated on a different base.

If I just moved to Naples, do I get the larger exemption right away?
Not if you were not a Florida resident on December 31, 2026. In that case you receive the existing homestead exemption once you qualify, and the increased exemption begins with the fifth year of exemption. You still have to file.

When should I talk with a tax professional about Amendment 3?
Now is a good time if you already homestead in Collier County, and definitely before you budget taxes on a home you plan to buy. I can help you gather the property details, but the official savings figure should come from the Property Appraiser or your tax professional.

Questions about a move or a sale? Send me a message, get your home value, or call or text me at (239) 289-0749. Se habla español.