Amendment 3 passed on November 3, 2026, and homebuyers in Broward County are already asking what it means for them. I work with buyers and sellers across the Treasure Coast and Palm Beaches, and this is how I explain it for Broward County.
Key Takeaways
- The homestead exemption is set to rise from $50,000 to $150,000 in 2027 and $250,000 in 2028, then adjust for inflation starting in 2029.
- Lower taxable value does not guarantee a lower bill, because local taxing authorities still set millage rates.
- School district taxes and non-ad valorem assessments are not affected by the higher exemption.
- For buyers, December 31, 2026 is the date to know.
What changes for homesteaded owners
Amendment 3 raises the homestead exemption in two steps. The assessment cap on non-homestead property, such as second homes, rentals, vacant land and businesses, drops from 10% to 5%. Save Our Homes, the cap on how fast your homestead assessed value can rise, stays in place.
The Broward County picture
PropertyTaxImpact.com, a free tool from Fort Lauderdale firm Brizaga, estimates the effect of Amendment 3 on individual bills and on local budgets. For Broward, it estimates the county government would lose about $192.6 million in 2027 and $333.5 million in 2028. Across the county’s 32 city and county governments combined, it estimates a loss of about $401.9 million in 2027.
It also reports that five cities (Tamarac, Lauderdale Lakes, West Park, Margate and North Lauderdale) could not recover the loss even by raising their millage to the state’s 10-mill ceiling. Brizaga says it takes no position on the amendment and that the site is informational only.
For a buyer, that means savings estimates are real but so are the budget questions. Look at the city you are buying in, not just the county.
Why the date matters if you are buying in Coral Springs or nearby
Broward County buyers in Coral Springs, Parkland, Fort Lauderdale, Cooper City and Pompano Beach should know one date: December 31, 2026. If you are moving to Florida and buy before it, you share in the savings with everyone else. If you buy after it, the rules for new residents can mean a five year wait. The test is tied to Florida permanent residency, and the implementing rules are still being written, so I am watching this closely. The full explanation is here: Florida Amendment 3 Passed: Why December 31, 2026 Matters If You Plan to Buy.
If you already own a Florida homestead, Save Our Homes portability may let you carry part of your benefit to a new home. Run the numbers before you rule out a home.
If you are selling in Broward County
A higher exemption can make homeownership more attractive to the next buyer, and it changes how buyers think about monthly cost. If you hold a long-standing homestead, here is what to consider before you sell: Will You Lose Your Save Our Homes Benefit When You Sell?.
What to do now
- Look up your address, or the address you want to buy, on the Broward County Property Appraiser website and see the current assessed value.
- Run the available savings tools, and treat the results as estimates.
- If you plan to buy, talk to me before December 31, 2026 so we can plan your timeline. My full process is here: Florida Home Buyer’s Guide.
- If you buy, file for homestead by March 1 of the year after you close.
Frequently asked questions
Will my Broward County tax bill go down?
Your taxable value goes down if you qualify for homestead. Your bill depends on the millage rates set by your county, city and other taxing authorities, which this amendment does not limit.
Do I have to apply for the new exemption?
The sources I reviewed are silent on this. Implementation rules are still to come, so I will update this page when they are published.
Does this affect school taxes?
No. School district taxes are not affected by the higher exemption.
Where can I explore Broward County areas?
Start with my area guides.
Ready to talk?
If you are thinking about buying in Broward County before the end of the year, call me and we will look at your numbers and your timeline together.
Sources
- PropertyTaxImpact.com is now live for all 67 Florida counties
- Broward County Property Appraiser
- Florida Amendment 3 article on this site
This is general information, not legal, tax or financial advice. Confirm exemption and tax details with your county property appraiser and your own advisors.