Blog > Florida Amendment 3 Passed: What It Means for Flagler County Sellers and Second-Home Buyers
Florida Amendment 3 Passed: What It Means for Flagler County Sellers and Second-Home Buyers
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Florida Amendment 3 Passed: What It Means for Flagler County Sellers and Second-Home Buyers
Voters approved the bigger homestead exemption on November 3. Here's what changes, what's still unsettled, and how it affects anyone selling, buying, or holding a second home in Palm Coast and Flagler Beach.
Florida Amendment 3 passed on November 3, 2026 with about 62% of the vote statewide, clearing the 60% it needed. In Flagler County it passed with about 68%. The changes take effect January 1, 2027.
Before the vote, we wrote a full explainer on how the amendment works: Florida Amendment 3 Property Tax: What It Means for Flagler County Homeowners. This follow-up skips the basics and focuses on the questions we're hearing now that it's law, especially from sellers and from people who own, or want to buy, a second home or rental here.
Quick take: Homesteaded owners who are Florida residents by December 31, 2026 get the biggest benefit. Second homes and rentals get no new exemption, only a lower 5% cap on yearly assessment increases. Local governments in Flagler County are now planning for large revenue losses, so watch millage rates and new fees over the next two budget cycles.
Amendment 3 passed: the short version
Prefer to watch? Our quick video walks through the new homestead exemption amounts, the 2027 and 2028 dates, and what Flagler County homeowners should know.
Watch on YouTubeThe result, by the numbers
What voters approved, and when it kicks in
What's settled, and what isn't yet
The amendment is now part of the Florida Constitution, but the details still have to be written into law. On November 4, Gov. Ron DeSantis announced a special session of the Legislature to codify it. Until that happens, some questions don't have firm answers.
| Settled | Still being worked out |
|---|---|
| The non-school homestead exemption rises to $150,000 in 2027 and $250,000 in 2028, then adjusts for inflation. | The exact implementing rules from the special session, including how some edge cases are handled. |
| School taxes keep the existing $25,000 exemption. | Whether the five-year wait for new residents holds up. Critics raised possible legal challenges before the vote. |
| Non-homestead property (second homes, rentals, commercial) gets a 5% cap on yearly non-school assessment increases, down from 10%. | How Flagler County, Palm Coast, Flagler Beach and Bunnell replace lost revenue: cuts, new fees, higher millage, or a mix. |
| Save Our Homes and portability stay in place. | How buyers and sellers will actually react. It's too early for local sales data to show any effect. |
Sources: News 13, FlaglerLive, and the Pinellas County Property Appraiser's Amendment 3 FAQ. Details may change with implementing legislation.
If you're selling a home in Flagler County
Amendment 3 doesn't change what your home is worth today. What it changes is the math your buyers will run, and that depends a lot on who your buyer is.
Florida-resident buyers
Local move-up and in-state buyers who are Florida residents by the end of 2026 can expect lower county and city taxes on their next homestead starting in 2027. For some, that frees up room in a monthly budget.
Out-of-state buyers
Buyers who become Florida residents on or after January 1, 2027 start with a $50,000 non-school exemption and wait until their fifth year of homestead for the larger one. Expect them to ask more tax questions and budget more carefully.
What we'd do now as a seller
- Have your tax details ready. Pull your latest tax bill, TRIM notice, exemptions, and any non-ad valorem assessments or CDD fees. Buyers will ask sooner than they used to.
- Price on today's market, not on a guess. Nobody has sales data yet showing Amendment 3 moving prices. Price from current comps, not from headlines.
- Think about timing with your next move. If you're selling and buying again in Florida, portability is unchanged. Ask a tax professional how the new exemption applies to your next homestead before you commit to dates.
Here's where the Flagler County market stood heading into the election:
| Metric | Flagler County |
|---|---|
| Median sale price | $375,000 (up 0.8% year over year) |
| Median days on market | 94 days (92 a year earlier) |
| Sale-to-list price | 97.7% (up 1.6 points) |
| Homes sold in September | 308 (309 a year earlier) |
Source: Redfin, Flagler County housing market, three months ending September 2026.
Want a real number for your home instead of an online estimate? Read Why Your Zestimate Is Wrong, or request a free home valuation from our team.
If you own or are buying a second home or rental
This is the part statewide coverage tends to skip. Second homes, long-term rentals, and vacation rentals don't get the new homestead exemption. The only direct change is the lower assessment cap.
The 5% cap, in plain terms
Starting in 2027, the assessed value of a non-homestead property can rise no more than 5% a year for non-school taxes, instead of 10%. It limits how fast your taxable value grows. It does not limit the tax rate. School taxes are still based on full market value.
Buying a second home? Your assessment starts fresh
When a non-homestead property changes hands in Florida, its assessed value generally resets to market value. The 5% cap then applies going forward from that new starting point. So the seller's current tax bill isn't a reliable guide to what you'll pay. We estimate taxes on the purchase price for every client before they write an offer.
Watch who picks up the difference
When homestead revenue drops, local governments have three main levers: cut spending, add fees, or raise millage rates. Non-homestead owners don't benefit from the larger exemption, so if rates go up, they feel it more. A few early signals from around the county, reported by FlaglerLive:
- Palm Coast is analyzing what a separate fire fee would look like if fire service, about $17 million of the general fund, were split out of property taxes.
- Flagler Beach plans to start budget workshops on Amendment 3 after the new year and may look at user fees for some services.
- Beverly Beach's mayor said the town will probably raise its millage rate to make up its loss.
Flat fees and non-ad valorem assessments aren't reduced by any exemption, so they hit homestead and non-homestead owners alike. If you hold investment property here, build some cushion into your carrying-cost estimates for 2027 and 2028. For the bigger picture on owning costs, see our guide to Palm Coast property taxes, the homestead exemption and the Save Our Homes cap, and our look at Florida home insurance rates.
What local budgets are bracing for
Flagler County has a high share of owner-occupied homes, so the savings for homesteaded owners here are real, and so is the hit to local revenue. Projected losses by 2028, per FlaglerLive's November 4 analysis:
| Government | Projected revenue loss |
|---|---|
| Flagler County | About $59 million by 2028, roughly 42% of current property tax revenue |
| City of Palm Coast | About $21.7 million by 2028, roughly 47% of property tax revenue |
| City of Flagler Beach | About $2.1 million by 2028, nearly a fifth of general fund revenue |
| City of Bunnell | About $1 million, roughly a third of property tax revenue |
Local officials have said they expect to get through it, but how they do it will shape services and costs for every owner. The first budget affected is fiscal year 2028, which local boards adopt next September. Supporters see the amendment as overdue relief after years of rising values, insurance and HOA costs. Critics worry about the effect on public safety, roads, parks and libraries. Both sides have a point, and we'll keep watching how it plays out locally.
Key dates to know
- December 31, 2026Residency cutoff. Florida residents by this date qualify for the larger exemption on schedule. Buying a home alone doesn't make you a resident.
- January 1, 2027Amendment 3 takes effect. Non-school homestead exemption up to $150,000. The 5% non-homestead cap begins.
- August 2027TRIM notices arrive, the first look at your 2027 taxable value and proposed rates.
- November 2027First tax bills under the new rules.
- January 1, 2028Non-school homestead exemption up to $250,000.
- 2029 and laterExemption adjusts for inflation each year.
Frequently asked questions
Did Florida Amendment 3 pass?
Yes. Amendment 3 passed on November 3, 2026 with about 62% of the statewide vote, above the 60% required. In Flagler County, about 68% voted yes.
When does Amendment 3 take effect?
January 1, 2027. Homeowners will see it first on the TRIM notices that arrive in August 2027 and the tax bills mailed in November 2027.
I'm moving to Palm Coast in 2027. Do I get the $250,000 exemption?
Not right away. People who become Florida residents on or after January 1, 2027 start with a $50,000 non-school exemption and become eligible for the larger amount in their fifth year of homestead. Talk with a tax professional about your residency timing.
Does Amendment 3 lower taxes on my second home or rental?
There's no new exemption for non-homestead property. The change is a lower cap: assessed value for non-school taxes can rise no more than 5% a year instead of 10%. The rate itself can still change, and school taxes are still based on full market value.
Will Amendment 3 change home prices in Flagler County?
It's too early to say. No local sales data yet shows an effect. Lower carrying costs may help some in-state buyers, while out-of-state buyers face the five-year wait. We'll report on what we see in the market.
Will my school taxes go down?
No. The school portion of your bill keeps the existing $25,000 homestead exemption.
Let's run your numbers
We help Flagler County sellers, buyers, and second-home owners understand the full cost of owning a home, from property taxes and insurance to HOA and CDD fees. Stop by our office at 511 N Ocean Shore Blvd in Flagler Beach or give us a call.
(386) 338-3908What's My Home Worth? Sell With Us
Sources
News 13: Amendment 3 passes with 62% of the vote · FlaglerLive: Flagler and city governments brace for revenue losses · Pinellas County Property Appraiser: Amendment 3 FAQs · City of Palm Coast: Property Tax Amendment 3 · Redfin: Flagler County housing market
This article is for general information only and is not tax or legal advice. Figures are estimates from the sources above and may change with implementing legislation. For your specific situation, contact the Flagler County Property Appraiser or a qualified tax professional.