How Amendment 3 Could Impact Jacksonville Property Taxes
How would Amendment 3 impact Jacksonville property taxes?
Amendment 3 could impact Jacksonville property taxes by raising the homestead exemption for non-school taxes to $150,000 in 2027 and $250,000 in 2028, and by lowering the annual assessment cap on non-homestead property from 10% to 5%. It needs at least 60% of voters on November 3, 2026, and would take effect January 1, 2027. The $25,000 school-tax exemption and the Save Our Homes cap stay exactly as they are.
Key Takeaways
- Amendment 3 needs at least 60% voter approval on November 3, 2026, and would take effect January 1, 2027 if it passes.
- The homestead exemption for non-school property taxes would rise to $150,000 in 2027 and $250,000 in 2028, with inflation adjustments starting in 2029.
- The existing $25,000 exemption for school-board taxes would remain, so a Duval County homestead bill would not drop to zero.
- Non-homestead property, such as rentals and commercial parcels, would not get the bigger exemption, but its annual assessment-increase cap would fall from 10% to 5%.
- Save Our Homes would not change, and you still need to own and occupy the home on January 1 and file by March 1 to claim homestead in Duval County.
Amendment 3 is one of those ballot items that sounds simple and then gets complicated the minute you ask, "So what happens to my bill?"
We get that question from homeowners, buyers, and investors alike. So here's the plain version of what's on the ballot, what stays the same, and what to do with that information whether you're staying put or making a move.
What exactly would Amendment 3 change for Jacksonville homeowners?
It would make two changes: a bigger homestead exemption on non-school property taxes, and a lower assessment-growth cap for non-homestead property. Everything else about how Duval County assesses and bills your home stays in place. The full ballot summary is on the Florida Department of State's initiative page.
The bigger homestead exemption
Today, the Duval County Property Appraiser describes a homestead exemption that removes $25,000 from assessed value, with an additional exemption that may apply to assessed value above $50,000. Amendment 3 would increase the non-school exemption from that $50,000 structure to $150,000, then $250,000, then adjust it for inflation.
Here's the schedule as written:
| Date | What happens |
|---|---|
| November 3, 2026 | Statewide vote; needs at least 60% approval |
| January 1, 2027 | Amendment takes effect; non-school homestead exemption rises to $150,000 |
| January 1, 2028 | Non-school homestead exemption rises to $250,000 |
| January 1, 2029 | Inflation adjustments begin |
What stays the same
This is the part people miss. The larger exemption applies to the non-school portion of your bill. The $25,000 exemption for school-board taxes would remain. So even if the amendment passes, it does not automatically eliminate property taxes on a home.
The Save Our Homes cap also stays. It limits annual increases in a qualifying homestead's assessed value to the lower of 3% or the change in the Consumer Price Index, as the Hillsborough County Tax Collector's reform explainer outlines.
Non-homestead property gets a different change
If you own a rental, a second home, vacant land, or a commercial parcel, the bigger exemption is not for you. What you'd get instead is a lower cap on how fast the assessed value can climb each year, down from 10% to 5%. That category covers a lot of ground, so the real effect depends on the property. According to the Duval County Property Appraiser, the larger exemption is tied to homestead property, which is generally your permanent residence.
How could Amendment 3 impact Jacksonville property taxes if you're buying or selling?
The bigger exemption only helps a home that qualifies as your homestead, so your January 1 ownership date and your March 1 filing matter as much as the amendment does. In Duval County, you generally must own and occupy the property as your permanent residence on January 1 of the tax year, and the standard application deadline is March 1, per the Property Appraiser's application page.
If you're buying a home to live in
Here's how we walk buyers through it:
- Know your January 1 date. If you close and move in after January 1, don't assume the seller's homestead status carries over to you for that tax year.
- File for yourself. Per the Property Appraiser, owners who bought and moved into a new Duval County home after January 1, 2026 may file for a 2027 homestead exemption.
- Know who does what. The Property Appraiser sets values and processes exemptions. The Tax Collector only bills and collects. If something looks off, you start with the Property Appraiser.
- Don't bake a savings number into your budget. Your actual bill depends on your assessed value, the non-school millage rates, school taxes, and any other exemptions you hold.
Your lender and title company will have their own view of taxes and escrow at closing. We make sure our buyers ask those questions before the closing date gets close.
If you're selling
Sellers sometimes ask whether a bigger exemption will bump up what buyers will pay. It's too early to say, and we'd be guessing if we gave you a number. What we can say is that carrying costs are one piece of how a buyer sizes up a home, and the details of this amendment aren't fully settled yet. Pricing a home still comes back to condition, location, and what comparable homes are doing right now. A local market analysis is where that conversation belongs.
If you own investment property
You are on the other side of this amendment. No larger exemption for you, but a 5% cap instead of 10% on yearly assessment growth. Whether that helps depends on how fast your property's assessed value has been climbing. Run the numbers on each property rather than assuming the cap changes your whole portfolio the same way.
What is still uncertain, and how should you plan around it?
The honest answer is that the amendment sets the exemption amounts and dates, but the Legislature fills in the procedures, and local governments may have choices of their own. Plan around what's written, not around what you hope happens.
Per the Department of State's ballot information, the amendment directs the Legislature to create procedures that let counties and municipalities increase the exemption further, potentially up to a property's full assessed value. Special districts could do so subject to referendum approval. The amendment itself does not set a specific Jacksonville exemption beyond the stated amounts and dates.
That leaves three things we'd keep in mind:
- Local decisions could still shape your bill. How the City of Jacksonville and other taxing bodies respond will matter, and none of that is decided yet.
- Millage rates still count. A bigger exemption removes more value from the taxable base, but the rate applied to what's left still drives your bill.
- Your situation is your own. Your homestead status, other exemptions, and assessed value all change the result.
Does this change what homes cost in Northeast Florida?
Property taxes follow assessed value, and values vary a lot across our market. Across the wider Jacksonville market, recent local market data shows a median sale price of $295,000, with a median of 6 days on market and 5,110 active listings. That's a broad, area-wide figure that includes plenty of homes below the range many of our clients shop in, and an individual home's value depends on condition, street, build year, and timing. Here's how several of the areas we serve compare:
| Area | Median Sale Price | Median Days on Market |
|---|---|---|
| Jacksonville | $295,000 | 6 |
| St. Johns | $535,000 | 33 |
| Fruit Cove | $549,950 | 50 |
| St. Augustine | $429,990 | 13 |
| Ponte Vedra Beach | $900,000 | 49 |
| Jacksonville Beach | $657,500 | 46 |
| Neptune Beach | $781,500 | 52 |
These are sale prices, not assessed values. Caps like Save Our Homes limit how fast assessed value rises, so a long-held homestead can be assessed well below what it would sell for. The amendment is a statewide ballot item, but each county's property appraiser handles exemptions locally, and the filing details we've covered here are specific to Duval County.
The takeaway: how Amendment 3 would impact Jacksonville property taxes will look different for a long-time homestead owner, a brand-new buyer, and an investor. If you want to see where you land, that's a conversation we're glad to have. It's the kind of question we walk our clients through before they list or make an offer.
We've also covered other forces reshaping the local housing picture, including the First Coast Expressway and the Mayo Clinic expansion, if you're weighing the bigger picture.
Curious what others say about working with us? You can read our reviews on Google, Zillow, and Realtor.com.
FAQ
Would Amendment 3 lower my Duval County property-tax bill?
It could lower the non-school portion of a bill on a qualifying homestead, but the amount depends on your assessed value, the non-school millage rates, school-board taxes, and any other exemptions. It would not eliminate your whole bill, since the school-tax portion stays. For a number that fits your home, talk with us and the Property Appraiser.
Does the proposed exemption apply to school-board property taxes?
No. The increase to $150,000 in 2027 and $250,000 in 2028 applies to non-school property taxes only. The existing $25,000 exemption for school-board taxes would remain.
Would Amendment 3 affect Save Our Homes or the 3% homestead cap?
No. Save Our Homes would stay in place, limiting annual increases in a qualifying homestead's assessed value to the lower of 3% or the annual change in the Consumer Price Index.
Would the larger exemption apply to a Jacksonville rental property or second home?
No. The larger exemption is for qualifying homestead property, generally your permanent residence. Rentals, second homes, and other non-homestead property would not receive it, but their annual assessment-increase cap would drop from 10% to 5%.
Do I need to reapply for homestead exemption if Amendment 3 passes?
We haven't seen anything in the published ballot information that describes a new application, and the Legislature is directed to set implementation procedures. Check with the Duval County Property Appraiser before assuming either way. If you're a new owner, remember the January 1 occupancy rule and the March 1 filing deadline still apply.
Whatever happens on November 3, the best move is knowing your own situation before the dust settles. If you're thinking about buying, selling, or holding an investment property in Northeast Florida, give us a call. We'd love to help. And if you're wondering where your home stands, you can get your home valuation here. Hope you have a wonderful day.
Equal Housing Opportunity. CrossView Realty, Brokerage License Number: CQ1051941, regulated by the Florida Real Estate Commission. Member of the Northeast Florida Association of REALTORS® (NEFAR) and the National Association of REALTORS® (NAR). This article is general information, not legal, tax, or financial advice. Confirm your own numbers with your title company, tax advisor, or lender.
