09/01/2026
🏡 FLORIDA HOMEOWNERS: COULD YOUR HOMESTEAD EXEMPTION CHANGE and POSSIBLY LOWER YOUR YEARLY PROPERTY TAX? 🌴
If you’re planning to make Florida your permanent home, a proposed constitutional amendment could affect your future property-tax exemptions.
And under the proposal, December 31, 2026, may be an important date to keep in mind.
⚠️ This proposal has not become law.
WHAT’S PROPOSED?
Florida voters are scheduled to consider Amendment 3 on November 3, 2026. It would require at least 60% voter approval.
If approved and implemented statewide, including Fort Myers and Lee County, the amendment could:
● Increase certain non-school homestead exemptions to $150,000 in 2027
● Increase them to $250,000 in 2028
● Begin inflation adjustments in 2029
● Reduce certain non-school property taxes for homes assessed at $250,000 or less
● Lower the annual assessment cap for certain non-homesteaded properties from 10% to 5%
Future legislation could also increase exemptions further, potentially up to a property’s full assessed value—but that would not happen automatically.
WHY DECEMBER 31, 2026, MAY MATTER
Under the proposal’s current language, people who are not permanent Florida residents by that date may initially receive only the existing-level homestead exemption.
The increased exemption could potentially begin in the person’s fifth year of receiving a homestead exemption.
Out-of-state buyers may need to:
✅ Complete the purchase by the applicable deadline
✅ Establish the property as their permanent Florida residence
✅ Apply through the Lee County Property Appraiser
✅ Meet all final legal and administrative requirements
A property under contract—or even a completed purchase—would not automatically establish residency or guarantee homestead eligibility.
IMPORTANT LIMITATIONS
The proposed $250,000 exemption would be based on assessed value, not necessarily purchase price, market value or equity.
Your actual tax impact could also depend on:
● Local taxing authorities
● Other exemptions
● School district taxes
● Fire, waste, lighting and community assessments
📲 Ready to explore what life in Southwest Florida could look like for you? Let’s start the conversation!
Whether you’re dreaming about a luxury waterfront home, considering a move to Fort Myers, or simply trying to understand your options, We are here to help you take the next step with confidence. We can help you explore available properties and connect you with the appropriate county and tax professionals so you can verify your eligibility, requirements and potential tax impact before making any decisions.
Christy & Dena
No Limits Realty LLC
239-233-3909
Information current as of September 1, 2026, and provided for general educational purposes only. Amendment 3 is a proposal subject to voter approval, final implementation and applicable law. Nothing guarantees eligibility, a particular assessment or tax savings. Confirm requirements and potential tax effects with the Lee County Property Appraiser and a qualified tax or legal professional.
