Start with Amendment 3: homestead exemptions, assessment limits, and property-tax calculations. This guide covers selected changes scheduled for 2027 that matter to Florida Sales Associate students (FREC Course I), with a brief look ahead to the amendment's next phase.
Upcoming changes — sources checked November 4, 2026. Reported results from the November 3 election put Amendment 3 above the required 60% approval threshold. Certification is still pending as of this review. The amendment specifies January 1, 2027 as its effective date; its new amounts do not apply to the 2026 tax year. See Florida's reported amendment results.
Browse legal updates: All effective years · 2026 · 2025 · 2024 · 2023.
What to study first
- Study first — core syllabus and workbook topics: homestead exemptions, school versus non-school taxable value, assessment limits, and tax calculations.
- Next — a new application of a core workbook topic: property-tax information in listings. The principle that a buyer should not rely on a seller's tax bill is already part of the workbook; the 2027 platform and printed-listing rules add specific requirements.
- Related practical update: the final phase of Citizens' flood-insurance requirement. This is useful ownership-cost context; the particular Citizens eligibility schedule is not a separately named Course I syllabus objective.
These are TSRE study priorities, not a prediction of particular state-exam questions or when DBPR will revise them. Use the year and assumptions stated in a practice problem.
Jump to: Homestead amounts · New Florida residents · Tax example · Assessment caps · Listing disclosures · Citizens flood insurance.
Study first: Amendment 3 and homestead exemptions
Scheduled effective date: January 1, 2027. For qualifying owners who maintained permanent Florida residence by December 31, 2026, the amendment exempts the first up to $150,000 of assessed homestead value from non-school ad valorem taxes in 2027. Ad valorem taxes are taxes based on property value.
The school-district exemption remains up to $25,000. The $150,000 is the non-school homestead exemption amount, not an additional amount to stack on top of $25,000. An exemption reduces taxable value; it is not a dollar-for-dollar reduction in the tax bill.
Next phase: the larger non-school exemption rises to up to $250,000 on January 1, 2028. Positive inflation adjustments to that amount begin January 1, 2029.
Source: Amendment 3's enrolled constitutional text, Article VII, section 6.
The larger exemption has a separate rule for new Florida residents
Under the amendment's text, a qualifying owner who had not maintained permanent Florida residence by December 31, 2026 initially receives up to $50,000 for non-school taxes and up to $25,000 for school taxes. The $50,000 amount receives positive inflation adjustments beginning January 1, 2028.
The larger non-school benefit begins in the fifth year of the homestead exemption, rather than immediately upon moving to Florida or buying a home. The official ballot summary qualifies this residency distinction as applying only to the extent permitted by the U.S. Constitution. The text also calls for implementing procedures. Check current property-appraiser guidance for an actual owner's eligibility.
Sources: Florida Senate summary of the residency rules and phase-in · Official ballot summary and amendment text.
Example: calculate school and non-school taxes separately
Hypothetical 2027 example: assume a qualifying homestead has $300,000 assessed value, the owner qualifies for the larger exemption, school millage is 6 mills, and combined non-school millage is 10 mills. Ignore other exemptions, assessments, and discounts.
- School: ($300,000 − $25,000) × 0.006 = $1,650.
- Non-school: ($300,000 − $150,000) × 0.010 = $1,500.
- Total ad valorem tax: $1,650 + $1,500 = $3,150.
Use assessed value after applicable assessment limitations, then subtract the exemptions for each levy. For the underlying method and explicitly dated 2026 exercises, see Homestead Exemptions and Property-Tax Math.
Keep the two assessment caps separate
Beginning January 1, 2027: Amendment 3 lowers the annual assessment-growth limit for covered non-homestead residential and nonresidential property from 10% to 5% for non-school levies. School levies remain outside that limitation. Ownership changes, improvements, and other constitutional or statutory exceptions still matter.
Save Our Homes: the rule for qualifying homesteads remains the lower of 3% or the applicable CPI change. Do not substitute the new 5% non-homestead figure. Neither rule guarantees a matching limit on the total tax bill. The 2027 Save Our Homes percentage depends on the annual CPI calculation; use the Department of Revenue's published figure when available.
Sources: Amendment text, Article VII, section 4 · Department of Revenue Save Our Homes rule and annual table.
Direct syllabus connection: Course I Section 18, I.C.3 and I.D–E covers homestead exemptions, the homestead assessment limit, taxable value, and property-tax calculations. The new amounts and non-homestead cap are later legal changes connected to those established lessons.
Next: property-tax information in residential listings
Requirements begin February 1, 2027. Section 689.261(3) adds rules for public-facing residential listing platforms, including websites and apps. Social-media platforms, as defined in the statute, are excluded from that definition.
- Tax estimators and buyer-payment calculators must use an authorized estimation method, not the current owner's assessment or taxes.
- A platform that does not use such an estimator must provide the required property-appraiser link and follow the statute's restrictions on displaying the owner's taxes.
- The current owner's ad valorem taxes may not appear in printed listing materials.
Core study takeaway: a seller's tax bill is not a reliable estimate of a buyer's future taxes. This new listing rule supplements the existing property-tax disclosure required at or before the sales contract. The workbook already emphasizes that disclosure principle; these specific technology and advertising requirements are a later addition.
Sources: §689.261, property-tax disclosure and listing requirements · Chapter 2026-239, section 39.
Related practical update: Citizens flood insurance
New and renewing policies beginning January 1, 2027: Citizens' phased flood-insurance requirement reaches remaining covered personal residential policies with wind coverage outside special flood hazard areas, regardless of dwelling value. This is a phase-in of an earlier law, not a requirement created by Amendment 3.
Citizens identifies exceptions for condominium unit-owner policies, tenant-content policies, and policies excluding windstorm or hail coverage. The relevant trigger is policy issuance or renewal. This is a Citizens coverage-eligibility rule, not a requirement that every Florida homeowner buy flood insurance.
Why it matters: insurance costs affect ownership budgets. Keep this practical update separate from the core homestead and tax-calculation rules, and refer property-specific coverage questions to an insurance professional.
Source: Citizens' current flood-insurance requirements and exceptions.
Continue your review
Use this focused update with the FREC Course I syllabus study guide and the 2026 law updates. Earlier effective-year articles remain useful for changes already in force.
This guide reflects the sources and election status checked above; it is not a complete inventory of future 2027 legislation. For help locating current TSRE materials, submit a support request.