Florida Amendment 3 and the December 31, 2026 Date: What Buyers Moving to Palm Beach County Need to Know

If you live in New York, New Jersey or California and Palm Beach County is in your plans, December 31, 2026 is a date to understand now, while you still have time to act on it.

I have been selling homes in Palm Beach County since 1989. This is one of the most common questions I am hearing from out-of-state buyers this fall, so here is what the amendment changes, what the date means, and what a realistic plan to be here by December looks like. I explain the full amendment, including what it does not change, in Florida Amendment 3: what it means for Palm Beach County homeowners and buyers.

What Amendment 3 Changes

Florida's homestead exemption lowers the taxable value of your primary residence. For 2026, the maximum is $51,411: $25,000 that applies to all property taxes, plus up to $26,411 more that applies to non-school taxes.

Amendment 3 raises the non-school portion:

• 2027: up to $150,000 off the assessed value for non-school taxes
• 2028: up to $250,000, with inflation adjustments after that
• School taxes: no change. The first $25,000 stays exempt from school taxes, as it is today.

Florida voters approved it on November 3, 2026 with more than the 60% it needed, and it takes effect January 1, 2027.

The December 31, 2026 Residency Line

Here is the part most people up north have not heard. Amendment 3 draws a line at December 31, 2026.

• Florida residents on December 31, 2026 are in line for the larger exemption once they own their home and qualify for homestead.
• People who become residents after that date start with the existing exemption. The increase begins in their fifth year of exemption.

For a buyer moving from New York, New Jersey or California, that can mean a move in December and a move in January carry very different property tax outcomes for several years.

Notice what the line is tied to: residency on December 31, not the closing date by itself. Establishing residency has its own steps, and I walk through them in how to establish Florida residency the year you relocate. For most of my buyers, the home purchase is the center of that plan, which is why the calendar matters so much right now.

My view, and it is only my opinion: now that it has passed, I expect a lot of buyers to chase that same date. Season here already runs November through April, so a real deadline lands right on top of the busiest stretch of the year.

A Realistic Timeline to Close by December

Working backward from December 31 is the only way to know whether it is possible for you. Here is how I map it with buyers.

• Cash purchases can often close in 2 to 4 weeks once you find the right home, depending on title, inspections and insurance.
• Financed purchases usually need 30 to 45 days from contract to closing. If you want to close by mid-December, plan to be under contract by early November.
• Move-in-ready new construction is one of the fastest paths, because the home already exists. Builders also tend to work hardest on incentives before year-end.

Leave room for the holidays. Lenders, title companies and movers all slow down in the last two weeks of December, so I aim for closings before then whenever I can.

If you are coming from out of state, you do not have to be here for every step. Many of my buyers tour once in person, then use live video walkthroughs, inspection reports and digital signing for the rest. If your move is tied to a new job, my guide to moving to Palm Beach County for work covers commutes and where to live relative to the office.

Questions to Bring to Your Tax Advisor

I am not a tax advisor, and residency rules depend on your situation. Before you set a move date, bring these questions to yours:

1. What would establishing Florida residency by December 31, 2026 involve for me?
2. How does my current state treat the year I move, and could it still consider me a resident?
3. When would I file for homestead in Palm Beach County, and what do I need to have in place first?
4. What will the larger exemption be worth on the price range I am considering?
5. If I cannot be a resident by December 31, how does the five-year wait affect my numbers?

Amendment 3 Passed: What Happens Now

Update, November 4, 2026: Florida voters approved Amendment 3 on November 3 with more than the 60% it needed.

December 31, 2026 is now a real deadline about eight weeks away. Buyers who have already done their planning will be in the strongest position.

Either way, planning now costs nothing. Waiting until January takes the choice away.

How I Help You Plan Your Move

This is exactly the kind of timing question I walk my clients through before we ever tour a home. On a relocation call, we cover your budget, the areas that fit how you want to live, resale or new construction, and a closing timeline that works backward from the date that matters to you.

From there, I send homes that fit, flag anything I would hesitate on, tour with you in person or by live video, and manage the contract, inspection, insurance quote and closing calendar so nothing slips in December.

Frequently Asked Questions

Do I have to close on a Florida home by December 31, 2026 to get the larger exemption?

The line is tied to being a Florida resident on December 31, 2026, and homestead itself requires owning and living in the home as your primary residence. Buying a home is how most of my buyers establish residency, but your tax advisor can tell you what it takes in your situation.

What if I move to Palm Beach County in January 2027?

People who become Florida residents after December 31, 2026 start with the existing homestead exemption. The larger exemption begins in their fifth year of exemption. Amendment 3 applies that wait to the extent permitted by the U.S. Constitution, so ask your tax advisor how it would apply to you.

Does Amendment 3 lower school property taxes?

No. The increase applies only to non-school property taxes. The first $25,000 of assessed value stays exempt from school taxes, the same as today.

Can I close on a Palm Beach County home before December 31?

Often, yes, if you start now. Cash purchases can close in 2 to 4 weeks, financed purchases usually take 30 to 45 days, and move-in-ready new construction can be one of the fastest options.

Did Amendment 3 pass?

Yes. Florida voters approved Amendment 3 on November 3, 2026, and it takes effect January 1, 2027.

If Florida is in your plans, let's map out what it would take for you to be here by December 31. Book a relocation call with me, or call or text me at 561-352-3056.

About Lisa Treu
Lisa Treu is the CEO of Treu Group Real Estate and has been helping buyers and sellers in Palm Beach County since 1989, with a focus on Jupiter, Palm Beach Gardens, and Delray Beach. She specializes in luxury homes, waterfront properties, new construction, and residential resale, and her team has earned 107 Google reviews, 265 Zillow team reviews, 79 Realtor.com reviews, and 21 Yelp reviews. Treu Group Real Estate, 2000 PGA Blvd #4440, Palm Beach Gardens, FL 33408 | 561-352-3056 | License SL484511.

Not tax or legal advice. Talk with your tax advisor about your situation.