Amendment 3 for Snowbirds: What It Means If You Spend the Winter in Florida

Every winter, hundreds of thousands of people from the Northeast, Midwest and Canada head to Florida for the warm weather. If you are a snowbird who owns a home here, rents each season, or is thinking about buying, Amendment 3 raises an obvious question: does the new homestead tax break apply to me? The short answer is that for most seasonal residents, the big exemption does not apply, but there are real changes that still matter.

The big exemption is for permanent residents

Amendment 3 raises the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028. But Florida homestead is only available for a home that is your permanent residence as of January 1 of the tax year. A house you use for a few months a winter, while your permanent home is in Ohio, New York, Michigan or Ontario, is a second home. It does not qualify for homestead, and so it does not receive the larger exemption.

What Amendment 3 does for second-home owners

There is one change that does affect snowbird homes. Starting in 2027, the cap on annual increases in assessed value for non-homestead property drops from 10 percent to 5 percent for non-school taxes. Here is what that means in practice:

• It slows the growth of your assessed value. If your home’s market value jumps 12 percent in a hot year, your assessed value for non-school taxes can now rise by at most 5 percent instead of 10 percent.
• It does not reduce your tax rate. Local governments can still raise millage rates, so your bill could still go up.
• It does not apply to school taxes. School taxes on second homes remain based on full market value.
• It resets when you sell. After a sale the property is reassessed at market value, so a buyer does not inherit your capped assessment.

Put simply: the lower cap is a modest benefit for people who hold a second home for years, but it is not a large tax cut.

Buying a snowbird home: budget for the market-value reset

If you are buying a seasonal condo or house, do not use the seller’s property tax bill as your estimate. The home will be reassessed at market value after purchase, and without homestead or Save Our Homes protection you will not get the same break the previous owner may have had. Estimate taxes from the purchase price, add homeowners or condo association insurance, flood insurance if required, HOA or condo fees and any special assessments. A broker or lender can help build a realistic carrying-cost estimate for the specific property.

Thinking about making Florida your permanent home?

Many snowbirds eventually consider becoming full-time Floridians. Amendment 3 changes the math, and it also adds a timing rule you should understand.

• If you were a Florida resident on December 31, 2026, you can receive the larger exemption once you qualify for homestead.
• If you were not, you still qualify for homestead and the Save Our Homes cap, but you first receive the existing exemption (about $50,000). The larger exemption begins in your fifth year of exemption, to the extent the U.S. Constitution permits.
• Starting in 2030, local governments may shorten that wait for their own taxes by a two-thirds vote.

Estimates suggest that arriving after the cutoff could cost a new resident somewhere around $1,300 to $2,800 a year in additional tax, depending on the county. That is worth factoring in, but it is also not a reason to rush a major life decision.

Do not claim Florida residency just to save on property tax

Becoming a Florida resident is a real change, not a form. Florida homestead requires that the home be your permanent residence, and claiming it improperly can lead to back taxes and penalties. Meanwhile, your former home state may challenge a claim that you left, particularly if you keep a house, a business, a doctor or family ties there. A Florida driver license and voter registration are helpful, but they do not by themselves settle where you are domiciled. Consider speaking with a CPA or attorney about the Declaration of Domicile, the number of days you spend in each state, where your doctors and financial accounts are, and how your former state taxes residents. If you keep a home in a high-tax state, the income and estate tax consequences may be more important than the Florida property tax change.

A note on the “December 31, 2026” date

With only weeks left, you may see headlines encouraging buyers to move before year-end. Be cautious. The rule is about permanent Florida residency, not simply closing on a home, and the legislature has yet to finalize how it will administer the new-resident provision. A hurried move motivated only by a tax deadline can create problems that outweigh the savings.

Condo, single-family or rent?

• Condo: Often the easiest seasonal option, but look closely at the association’s reserves, special assessments, insurance and rental rules.
• Single-family: More maintenance when you are away. Ask about a property manager and storm preparation plan.
• Renting: A flexible way to test the lifestyle for a season or two before buying. Compare total seasonal costs against the cost of owning.

Snowbird checklist

1. Decide whether Florida will stay a second home or become your permanent home, and when.
2. Estimate taxes using the purchase price, not the seller’s current bill.
3. Remember that second homes do not get the homestead exemption.
4. Budget for insurance, association fees and off-season upkeep.
5. Before changing your residency, get tax and legal advice about both Florida and your current state.

Related reading: Amendment 3 explained for homeowners and Amendment 3 for home buyers.

Talk to a Florida broker before you decide

Looking for a seasonal home or thinking about making Florida your permanent home? Call (407) 790-7341 or send us a message and Jason Sirounis will help you work through the numbers for your situation.

This article is general information about a constitutional amendment that was approved by voters and is still being implemented. It is not tax or legal advice. Details can change when the Legislature passes implementing rules in 2027, so confirm figures and eligibility with your county property appraiser and a qualified Florida tax professional or attorney.