Amendment 3 passed on November 3, 2026, and homebuyers in St. Lucie 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 St. Lucie 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 St. Lucie County picture
St. Lucie County Property Appraiser Michelle Franklin said in June that if tax rates stayed the same, the average homesteaded owner might save “somewhere in the neighborhood of a couple thousand dollars, possibly.” She also cautioned that a lower taxable value paired with a higher rate could mean owners “could still pay the same or more.”
She noted that owners who have held a homestead for a long time tend to have more manageable bills than those who bought from 2020 onward. For a buyer, that is the heart of it. A newer purchase starts at a fresh assessed value, so the higher exemption matters to you.
Her office planned to launch an online calculator using last year’s rates and other exemptions such as those for veterans. Check the property appraiser’s site for the current tool.
Why the date matters if you are buying in Port St. Lucie or nearby
St. Lucie County buyers in Port St. Lucie, St. Lucie West, Tradition, Fort Pierce and Hutchinson Island 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 St. Lucie 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 St. Lucie 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 St. Lucie 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 St. Lucie County areas?
Start with my area guides.
Ready to talk?
If you are thinking about buying in St. Lucie County before the end of the year, call me and we will look at your numbers and your timeline together.
Sources
- WQCS: What might property tax reform look like for St. Lucie County residents?
- St. Lucie 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.