Florida Amendment 3: What It Means for Flagler County Homeowners, Second-Home Owners and Investors

On November 3, 2026, Florida voters will decide on Amendment 3, a constitutional amendment that would change how property taxes work across the state. If you own a home in Flagler Beach, Palm Coast or anywhere in Flagler County, or you are thinking about buying one, this vote affects you. Here is what it does, who comes out ahead, and who could end up paying more.

What Amendment 3 Does

Amendment 3 would expand the homestead exemption on the non-school portion of your property tax bill:

• School taxes: $25,000 exemption
• Non-school taxes, starting Jan. 1, 2027: up to $150,000 exemption
• Non-school taxes, starting Jan. 1, 2028: up to $250,000 exemption
• Starting 2029: the maximum exemption adjusts each year for inflation

If it passes, the change would first show up on the TRIM notices mailed in August 2027 and the tax bills that arrive in November 2027.

The amendment also limits what counties and cities can spend property tax revenue on, including public safety, schools, infrastructure, flood control and debt service.

To pass, it needs at least 60% of the vote. A St. Pete Polls survey released Sept. 17, 2026 showed 45% support.

Who Saves Money

Homesteaded Owners

If you live in your Flagler County home full time and claim the homestead exemption, a larger exemption lowers the taxable value on the city and county portion of your bill. The school portion does not get the bigger exemption.

We covered how the current homestead exemption and the Save Our Homes cap work in our guide to Palm Coast property taxes and the homestead exemption. That post explains today's rules. This one covers what could change.

Who Could Pay More

This is the part most coverage skips. Local governments still need to fund roads, deputies and utilities. If they raise millage rates to make up for lost revenue, the owners who do not get the bigger exemption carry more of the load.

An analysis by Jared Walczak, a senior fellow at the Tax Foundation, estimates that by 2028, if local governments offset the lost revenue:

• Average tax bill on a rental apartment unit: up $406 a year
• Single-family rental homes: up $1,081 a year
• Owner-occupied homes that do not qualify for homestead: up $1,196 a year

That analysis was prepared for the Florida Housing Coalition, the Florida Apartment Association and Miami Homes For All, groups that oppose the amendment. Treat the numbers as their estimates, not a certainty.

Why This Matters in Flagler County

In Flagler County, that group is large. Second homes, snowbird condos, and long-term and vacation rentals make up a big share of the housing here, especially on the barrier island in Flagler Beach, Beverly Beach and the Hammock.

What This Means If You Are Buying

Buying a Primary Home

If Amendment 3 passes, your future tax bill could be lower than what the current owner pays today, especially at higher price points.

Buying a Second Home or Rental

Do not budget off the seller's current tax bill. Ask your agent to estimate taxes at your purchase price with no homestead, and add a cushion.

Buying an Investment Property

Rental math could shift if local millage rates rise. Run your numbers under both outcomes.

What This Means If You Own Now

Homesteaded Owners

Nothing to do before the vote. If it passes, check your August 2027 TRIM notice.

Second-Home and Rental Owners

Watch your city and county budget hearings in 2027. That is where millage decisions get made. Palm Coast adopted a budget on Sept. 23, 2026 that includes borrowing and drawing down reserves, so local budgets are already tight.

The Bottom Line

Amendment 3 is a big change with clear winners and a real risk of shifting costs onto non-homestead owners. Whether it passes or not, the smart move is to know exactly what your property's taxes look like under both outcomes.

Thinking about buying or selling before the new tax rules could take effect? Get a free home value or call The Landmark Group at (386) 338-3908.

This article is general information, not tax or legal advice. Talk to the Flagler County Property Appraiser or a tax professional about your situation.

Sources: Pinellas County Property Appraiser, Amendment 3 FAQ; FlaglerLive and Florida Politics