Florida Amendment 3 Property Tax Calculator and Tax Changes

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Compare estimated 2026, 2027 and 2028 property taxes, monthly costs and potential savings. Enter your assessed value, school and non-school millage rates, and annual assessments.

Planning estimate only. Use your parcel’s figures for the most useful result.

By Rich Entel | The Entel Group | Backed by Compass
Updated November 4, 2026

Florida voters have approved Amendment 3, bringing changes to property taxes beginning in 2027. For qualifying homeowners, the amendment increases the portion of assessed value exempt from non-school property taxes. What it means for your budget depends on your homestead eligibility, assessed value and local tax rates.

For buyers and homeowners in Boca Raton, Delray Beach and across Palm Beach County, the question is personal: What could my property taxes be? We created The Entel Group’s Florida Property Tax Calculator to help you explore that question.

What changes under Florida Amendment 3?

For qualifying homeowners who are permanent Florida residents by December 31, 2026, the non-school homestead exemption rises to $150,000 in 2027 and $250,000 in 2028. Positive inflation adjustments begin in 2029. These amounts are total exemptions against assessed value—not cash rebates or dollar-for-dollar reductions in your tax bill.

The school-tax homestead exemption remains $25,000. Non-ad valorem assessments, such as certain fixed service charges, remain separate. The amendment does not eliminate everyone’s property tax bill.

Sources: Florida Senate summary and Leon County Property Appraiser explanation.

What could the savings look like?

Here is an illustration using the calculator—not a quote for a particular Boca Raton property. Assume a $500,000 assessed value, a qualifying existing homestead, 6 school mills, 12 non-school mills and $500 in annual fixed assessments. Hold those inputs constant in every year.

Figures are rounded. The 2028 difference works out to approximately $199 per month. Actual savings may be smaller or larger: future assessed values, tax rates and assessments can change. The sample rates are illustrative and are not verified rates for your taxing district.

Moving to Florida in 2027

New residents have different rules. Those establishing permanent Florida residency on or after January 1, 2027 begin with a $50,000 non-school homestead exemption, adjusted for positive inflation beginning in 2028. Eligibility for the larger exemption begins in the fifth year of receiving homestead, subject to applicable requirements.

That distinction matters when comparing the cost of relocating. Residency alone is not a substitute for qualifying for homestead. Confirm your situation with the county property appraiser.

Source: Florida Senate summary of residency provisions.

How to use the property tax calculator

1. Select the residency and homestead scenario that fits your situation.
2. Enter the property’s assessed value.
3. Enter the school and non-school millage rates for the parcel.
4. Add annual non-ad valorem assessments from the tax bill.
5. Review the comparison and print or save it as a PDF.

OPEN THE PROPERTY TAX CALCULATOR →

The calculator holds value and rates constant to show the effect of the exemption changes. It is not a forecast of future millage rates. Its new-resident option assumes first homestead in 2027, and its 2026 comparison for that option assumes no homestead. Other exemptions and parcel-specific differences require additional review.

Buying in Boca Raton or Delray Beach

When I help clients compare homes, I want the ownership budget to be as clear as the lifestyle. Property taxes belong alongside insurance, association fees, maintenance and any country club membership costs.

Use an appropriate estimate for your own assessed value. The calculator does not determine a purchase-related reassessment or portability benefit, and the seller’s bill should not be treated as your future bill.

Whether you are considering a home in Boca West Country Club, another private club community or a condominium, bring the property details into the conversation. A useful estimate begins with the right inputs.

Frequently asked questions

Does Amendment 3 change my 2026 tax bill?

No. The changes begin in 2027. The property appraiser’s explanation identifies the 2027 TRIM notices and November 2027 bills as the first notices and bills reflecting the changes.

Does the larger exemption apply to school taxes?

No. The school homestead exemption remains $25,000. The larger amounts apply to non-school taxes.

Do second homes receive the larger homestead exemption?

A property without homestead does not receive the expanded homestead exemption. Amendment 3 separately reduces the non-school annual assessment-growth cap for non-homestead properties from 10% to 5%. That is a limit on assessment growth, not a guaranteed 5% tax reduction. The calculator does not model that growth cap.

Can the calculator give me an exact future tax bill?

No. It provides a planning estimate using your inputs. Your actual bill depends on eligibility, assessed values, exemptions, tax rates and assessments established for that year.

Source: Leon County Property Appraiser guidance.

Plan your next move with The Entel Group

Thinking about buying, selling or making Florida your permanent home? Let’s look at the property, the community and the ownership costs together.

Rich Entel | The Entel Group
Backed by Compass
Private Club Access. Private Client Advisory. One expert. Every top club.

Call 561-759-7777 • TheEntelGroup.com

CALCULATE YOUR ESTIMATED FLORIDA PROPERTY TAXES →

This calculator and article provide general planning information, not an official assessment or individualized tax advice. Confirm your eligibility and property-specific figures with the county property appraiser. Rules and implementation may develop after this article’s update date.

Sources

• WPTV reporting on passage of Amendment 3
• Florida Senate CS/HJR 1-F summary
• Leon County Property Appraiser explanation