Florida voters approved Amendment 3 on November 3, 2026, expanding homestead exemptions for non-school property taxes beginning in 2027. If you buy a primary residence in St. Augustine, your benefit depends on when you established Florida residency and whether you qualify for homestead status. School taxes continue, and the seller's current tax bill is not a reliable estimate of yours.

How Does Florida's Amendment 3 Affect You as a St. Augustine Homebuyer?

• 2027: The expanded non-school homestead exemption rises to up to $150,000 for qualifying homeowners.
• 2028: The maximum rises to $250,000 for qualifying homeowners, with inflation adjustments beginning in 2029.
• New Florida residents: Buyers who were not Florida residents on December 31, 2026, generally must wait until their fifth year of homestead exemption for the expanded benefit.
• School taxes: School district property taxes are not eliminated or covered by the expanded exemption.
• Second homes and rentals: These do not receive the expanded homestead exemption, although a separate non-homestead assessment-cap change may apply.
• Buyer budgeting: Ownership changes can reset assessed value and remove the seller's exemptions; calculate your own estimate before making an offer.

What Actually Passed in Florida on November 3, 2026?

Amendment 3 is a change to Florida's property-tax rules, not a tax exemption for everyone who buys a house. According to the Florida Division of Elections' unofficial election-night totals, it received approximately 61.99% approval, clearing the 60% threshold for constitutional amendments. It is scheduled to take effect January 1, 2027, with the first affected tax bills expected in November 2027.

The central change is a higher exemption from non-school property taxes on qualifying homestead properties. The maximum exemption is $150,000 in 2027 and $250,000 in 2028, followed by annual inflation adjustments beginning in 2029. These figures are exemptions against qualifying taxable assessed value, not payments to a homeowner and not reductions in a home's purchase price.

The amendment also lowers the annual cap on increases in assessed value for most non-homestead properties from 10% to 5%, excluding school taxes. It does not guarantee that a rental, condo, or vacation home's total tax bill will fall by a specified amount. The effect depends on valuation, previous assessments, the applicable tax districts, and future millage rates.

For a St. Augustine buyer, that means the address and the buyer's status both matter. A house inside the City of St. Augustine may fall under different local taxing authorities than a property elsewhere in St. Johns County. Two similarly priced homes can therefore have different tax totals even when the owners are both eligible for the same exemption rules.

Which Homebuyers Qualify for the Larger Homestead Exemption?

The amendment distinguishes between people who were Florida residents by December 31, 2026, and those who establish Florida residency beginning January 1, 2027. That distinction can be more important to your near-term budget than the advertised $150,000 or $250,000 exemption amount.

If you already lived in Florida by December 31, 2026: You may qualify for the expanded exemption when you own and qualify to homestead your new St. Augustine primary residence. Merely having lived in Florida does not automatically grant a property tax exemption. Your application, residence status, and the relevant assessment date must satisfy Florida's homestead rules.

If you move to Florida in 2027 or later: The amendment says people who were not residents on December 31, 2026, receive the existing homestead exemption upon qualification, with the increased exemption beginning in the fifth year of exemption, subject to the amendment's constitutional qualifications and implementing rules. Do not assume the full expanded exemption applies to your first few years of ownership.

If you buy a second home: A vacation property, part-time residence, or investment property is generally not eligible for homestead exemption unless it genuinely qualifies as your permanent residence under Florida law. A second-home buyer should not use the primary-residence exemption when estimating carrying costs.

Consider three hypothetical buyers looking at a similarly priced St. Augustine home. A Florida resident moving from another Florida city may be eligible for the larger non-school exemption after meeting the ownership and homestead criteria. A newcomer relocating from another state in 2027 generally faces the five-year transition. A buyer who plans to use the property solely as a short-term rental does not get the homestead exemption at all. The same listing price, therefore, can lead to different property-tax estimates.

Why the Seller's Property-Tax Bill Could Mislead You

A common buyer mistake is to open a listing, see last year's property-tax total, and use that amount in a mortgage affordability calculation. In St. Johns County, the Property Appraiser specifically warns that a seller's taxes will not necessarily be the new owner's taxes. A transfer of ownership generally removes the previous owner's exemptions and capped assessment for the next tax year.

Suppose a seller has owned a home for many years. Their assessed value may be far below the property's current market value because of Florida's Save Our Homes protections. When you buy, the property generally undergoes reassessment under the rules for a change of ownership. You cannot assume the seller's low taxable value follows the deed to you.

The appropriate starting point is the property's expected purchase price, not the seller's historical taxable value. St. Johns County's online tax estimator asks for the property's just (market) value, your applicable exemptions, your potential Save Our Homes portability amount, and other adjustments. It can also show non-ad valorem assessments, including applicable CDD and solid-waste fees.

Use estimates cautiously around the transition to the new amendment. Tax calculators and explanatory pages may not yet incorporate every detail of the expanded exemption or future implementing legislation. Ask the Property Appraiser to confirm which fields and exemption choices are appropriate for your anticipated tax year and residency circumstances.

What Could Amendment 3 Mean for Your Monthly Housing Budget?

Property taxes often sit inside a homeowner's monthly mortgage escrow payment alongside homeowners insurance. A change in your expected annual taxes could change the monthly payment you budget for, even when the mortgage principal and interest are unchanged.

Here is a purely illustrative calculation, not a St. Johns County tax quote. If a buyer were eligible for $100,000 more in non-school taxable-value exemption and the applicable combined non-school property-tax rate were 7 mills, the arithmetic would be $100,000 × 0.007 = $700 per year, or about $58 per month. Actual savings could be lower, including zero, if assessed value does not support the full exemption or the buyer is not eligible.

Also remember what this hypothetical does not subtract. School district taxes remain, and many buyers will still pay non-ad valorem assessments that are not simply reduced by a homestead exemption. In some St. Johns County communities, CDD assessments may be a meaningful recurring expense. Flood insurance, homeowners insurance, HOA or condo dues, and financing costs are separate from the amendment.

The amendment can therefore improve affordability for some eligible owner-occupants without making every St. Augustine purchase less expensive. It does not lower interest rates, down payments, home prices, transfer taxes, or insurance premiums by itself. A mortgage preapproval based on outdated property-tax assumptions could overstate or understate what you can comfortably afford.

Common Misconceptions About Florida Amendment 3

• “All property taxes are gone.” Incorrect. School taxes continue, along with other applicable charges.
• “Every buyer gets a $250,000 exemption immediately.” Incorrect. The exemption is phased in over time and subject to residency and homestead qualifications.
• “The exemption means $250,000 off the sale price.” Incorrect. It affects the taxable assessed value for specified property-tax levies.
• “A vacation rental receives the same tax break as a primary residence.” Incorrect. Homestead eligibility is tied to a qualifying permanent residence.
• “The current owner's tax bill is my future tax bill.” Incorrect. The property may be reassessed after transfer, and the buyer's exemptions may differ.

Important Considerations Before Buying in St. Augustine

1. Confirm your residency timeline. Determine whether you were a Florida resident on December 31, 2026, and ask how the new rule applies to your intended homestead application.
2. Decide how you will use the property. Primary residence, seasonal home, and investment ownership can produce different tax treatment.
3. Estimate from the purchase price. Use the St. Johns County Property Appraiser tax estimator rather than the seller's existing bill.
4. Check the full cost of ownership. Ask about CDD fees, HOA or condo dues, homeowners and flood insurance, and non-ad valorem assessments.
5. Ask about portability. If you already have a Florida homestead, find out whether eligible Save Our Homes benefits can transfer to the next primary residence.
6. Verify the latest implementation details. The amendment requires legislation and administration; confirm the applicable rules before relying on a particular savings amount.

FAQ: Florida Amendment 3 for St. Augustine Buyers

Does Amendment 3 eliminate property taxes for St. Augustine homebuyers?

No. It expands certain non-school homestead exemptions for qualifying primary residences. School district property taxes and applicable non-ad valorem assessments remain.

If I move to Florida in 2027, do I immediately receive the $150,000 or $250,000 exemption?

Generally, no. If you were not a Florida resident on December 31, 2026, the amendment provides the existing homestead exemption upon qualification, with access to the increased exemption beginning in the fifth year of exemption, subject to constitutional and implementing rules.

Will the seller's property-tax bill tell me what I will pay?

No. The seller's homestead benefits and assessment limitations generally do not transfer automatically to you. Use the purchase price and your own anticipated exemptions to build a new estimate.

Does Amendment 3 benefit a rental property or second home?

It does not give those properties the expanded primary-residence homestead exemption. The separate reduction in the non-homestead assessment-growth cap from 10% to 5%, excluding school taxes, may affect certain properties over time.

Next Steps for St. Augustine Homebuyers

Florida Amendment 3 can change the property-tax outlook for a St. Augustine home purchase, but the key questions are personal: Are you already a Florida resident? Will the house be your primary residence? What assessed value and local tax charges will apply after closing?

If you are buying a home in St. Augustine or elsewhere in St. Johns County, I can help you identify properties and the questions to ask before you commit.

Contact me at [email protected] to discuss your home search. For definitive exemption eligibility or tax calculations, consult the St. Johns County Property Appraiser or a qualified tax professional.