Amendment 3 would halve the assessment cap on the properties most Florida condos actually are
Amendment 3 would halve the assessment cap on the properties most Florida condos actually are
2026-09-10 · Florida · Legislation · Pending — not yet law
Pending — on the ballot, not yet law. On 3 November 2026 Florida voters decide Amendment 3, which would cut the annual cap on assessment increases for non-homestead residential property from 10 percent to 5 percent. It requires 60 percent approval to pass.
The measure began as CS/HJR 1-F in the 2026 Special Session, sponsored by the House State Affairs Committee and Rep. Overdorf. It was filed on 1 June 2026, passed the House 75-26 and the Senate 30-9 on 2 June 2026, and was filed with the Secretary of State on 16 June 2026.1
What the text says
From the enrolled joint resolution, assessments on non-homestead “residential real property, as defined by general law, which contains nine units or fewer” shall not exceed:
“a. Before January 1, 2027, ten percent (10%). b. Beginning January 1, 2027, five percent (5%).”
The same measure raises the homestead exemption for all non-school levies to “one hundred and fifty thousand dollars” from 1 January 2027 and “two hundred and fifty thousand dollars” from 1 January 2028. A person who was not a Florida permanent resident as of 31 December 2026 gets only $50,000 until “the fifth year of exemption.” Counties and municipalities would be restricted to enumerated uses: public safety, education, infrastructure, natural resources, bond debt service, retirement benefits, and operations and administration.
Why this reaches Florida condominiums specifically
Florida's condominium stock is disproportionately non-homestead — snowbird units, second homes and investor-held units. Those are precisely the properties the 10 percent cap currently governs, and precisely the properties a 5 percent cap would govern instead.
One caution before anyone states this flatly. The clause is qualified by “as defined by general law.” That individually assessed condominium units fall within it is how the existing 10 percent cap operates, but the precise reach is general-law defined and deserves a lawyer's eye rather than an assumption.
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