Amendment 3 Passed: What It Means for Florida Homeowners and Buyers

I have been answering questions about this all week, so here is what I am telling clients.

Why Does December 31, 2026 Matter?

The date I keep coming back to is December 31, 2026. If you are a Florida resident on that date, you are in line for the bigger exemption. That is less than eight weeks away.

The most common thing out of state buyers do not know is what happens if they miss that date. If you do not establish Florida residency by the end of the year, you start with the existing homestead exemption, and the larger exemption does not begin until your fifth year of eligibility. That means waiting until the fifth year to receive the maximum tax savings.

That one detail is changing plans. A lot of the buyers I am working with right now are trying to buy and close before December 31, 2026.

For anyone already living in Florida, the key step is to confirm that your homestead is filed and that your residency is clear. For anyone planning a move from another state, the calendar is the whole story. Buying a home and becoming a Florida resident takes real steps, and those steps take time.

What Should Buyers Moving From Out of State Do Now?

If you want to be a Florida resident by December 31, start with the timeline, not the house. Work backward from the date:

• Decide which Palm Beach County area fits how you live, from Jupiter to Palm Beach Gardens to Delray Beach to Wellington.
• Line up your financing so you can make an offer quickly.
• Talk with a local agent about how long it takes to go from accepted offer to closing in that area.
• Ask your tax and legal advisors how residency works for your situation.

The time left is workable, but it does not leave room for waiting. The buyers who do well are the ones who decide early and move on a clear plan.

What Should Florida Homeowners and Sellers Know?

If you already own and live in your Florida home, check that your homestead exemption is in place. It is a simple step that is easy to forget, especially after a move or a change in ownership.

If you are thinking about selling, this news adds to buyer interest from people who want to be in Florida before the year ends. Buyers who are on a deadline tend to be serious and prepared. A home that is priced well, shows well and is ready to go is in the best position to meet them. I would be glad to look at your timing with you.

What Is Still Unknown?

Some details are still to come. The Legislature will have a role in putting the specifics into law, so the exact exemption amounts and how they apply are not something I can state today. I am not going to guess at dollar figures, because they would be wrong the moment the details change. As soon as the specifics are set, we will update our guide and tell you what changed.

What Is the Next Step?

If you are weighing a move to Palm Beach County before December 31, or you own here and want to talk through your timing, reach out. We will map out your timeline together and keep it simple.

Read the full explainer: What Florida Homeowners Should Know About Amendment 3

Ready to talk through your plan? Book a time with me. Call or text Lisa Treu at 561-352-3056.

Frequently Asked Questions

Did Amendment 3 pass?

Yes. It passed with about 62 percent of the vote and needed 60 percent. Results are unofficial until certified.

Why does December 31, 2026 matter?

If you are a Florida resident on that date, you are in line for the bigger exemption.

What happens if I become a Florida resident after December 31, 2026?

You start with the existing homestead exemption when you qualify, and the larger exemption begins in your fifth year of eligibility. That is why many buyers are trying to buy and close before December 31.

Can I say how much I will save?

Not yet. The details are still to be set, so no dollar amounts are stated here. Ask your tax advisor about your situation.

I live out of state. Is there still time?

The time left before December 31 is workable with a clear plan. Start with the timeline and work backward.

This is general information, not legal or tax advice.

About Lisa Treu
Lisa Treu is the Founder and CEO of Treu Group Real Estate and has helped buyers and sellers in Palm Beach County since 1989. She works first in Palm Beach Gardens and across Palm Beach County, Martin County and Northern Broward, with a focus on luxury homes, waterfront properties and new construction. Lisa hosts Treu Real Estate 911 on WJNO and is a featured host on American Dream TV.
Lisa Treu, Founder and CEO | Treu Group Real Estate | Florida Real Estate License SL484511 | 2000 PGA Blvd #4440, Palm Beach Gardens, FL 33408 | 561-352-3056