What does Florida Amendment 3 mean for New Jersey homeowners planning a move?
Short answer: County property appraisers say people who are permanent Florida residents by December 31, 2026 can qualify for the larger homestead exemption on non-school taxes when they buy and apply, even if they buy later. People who arrive January 1, 2027 or later start at $50,000 for non-school taxes and reach the larger exemption in their fifth year.
The Selleck Group | KW City Views Realty. Scott Selleck, Broker / Sales Associate.
Last updated: November 4, 2026
Florida voters approved Amendment 3 on November 3, 2026, according to unofficial election night results from the Florida Division of Elections. Results are unofficial until certified. For a New Jersey homeowner with Florida on the calendar, the amendment turns December 31, 2026 into a date that matters.
Updated November 4, 2026. Sources: Florida Division of Elections (unofficial results and official ballot summary); Pinellas County Property Appraiser Amendment 3 FAQ.
As of November 4, there are fewer than 60 days left in 2026. That is not much time for a decision this size. Before anyone rushes, it helps to understand what the line asks of you and what crossing it early could cost on the New Jersey side.
1. What does Amendment 3 change?
It raises the Florida homestead exemption for non-school property taxes to up to $150,000 beginning January 1, 2027 and up to $250,000 beginning January 1, 2028, with inflation adjustments starting in 2029, according to the official ballot summary and the Pinellas County Property Appraiser.
- School taxes still apply. Only the first $25,000 of assessed value stays exempt from school taxes, the same as today.
- Timing. The amendment takes effect January 1, 2027. The Pinellas County Property Appraiser says it would first show up on the August 2027 TRIM notices and the tax bills delivered in November 2027. Your 2026 Florida bill does not change.
- Save Our Homes and portability stay in place. The Pinellas County Property Appraiser says the 3 percent or CPI cap (whichever is less) on annual homestead assessment increases and portability are unchanged.
- Second homes and rentals. The annual cap on assessment increases for non-homestead property drops from 10 percent to 5 percent (official ballot summary). The Pinellas County Property Appraiser notes this applies to non-school taxes only.
One caveat belongs right here. The exemption lowers taxable value. It does not set tax rates. Florida counties, cities and special districts still set their rates every year, so this post makes no promise about what any one home will save.
2. Where is the December 31 line, and who does it affect?
The Pinellas County Property Appraiser says people who are permanent Florida residents as of December 31, 2026 qualify for the larger exemption, and that holds even if they buy their Florida home later.
People who become Florida residents on or after January 1, 2027 start with a $50,000 exemption for non-school taxes, adjusted for inflation beginning in 2028. After keeping a Florida homestead exemption for four years, they move to the larger exemption starting January 1 of the fifth year.
Two things are still moving. The official ballot summary says the new-resident rule applies "to the extent permitted by the U.S. Constitution." And the Legislature still has to pass implementing legislation, so details such as how residency gets documented for someone who has not bought yet could change.
I am a licensed real estate agent, not a CPA or attorney. Confirm residency dates and tax treatment with your CPA before acting on them.
3. How does Florida decide whether you are a permanent resident?
The county property appraiser decides it from the facts, and under Florida Statutes section 196.015 no single factor settles it.
The factors in the statute include a recorded declaration of domicile, a Florida driver license, Florida voter registration at the property address, Florida vehicle registration, the address on your federal tax return, your place of employment, and the date your residency in another state ended.
One more condition: the Pinellas County Property Appraiser states that a homestead application is denied if you hold a residency-based property tax exemption in another state.
If your life is still in New Jersey on December 31, a Florida license in your wallet does not change that.
4. What changes on the New Jersey side when you become a Florida resident?
Some New Jersey consequences cost real money, so look at them before you set a date.
Your New Jersey domicile. According to the NJ Division of Taxation (GIT-6), your New Jersey domicile continues until you establish a new permanent home elsewhere. Factors include your intent, voter registration, driver license, the address on your federal return, your bank accounts, and whether you took part in a New Jersey property tax relief program. The year you move, you generally file as a part-year resident.
New Jersey property tax relief. ANCHOR requires New Jersey residency and a New Jersey principal residence on October 1 of the benefit year. Stay NJ, for the current application year, required owning and living in the New Jersey home for the full 12 months of 2025 (NJ Division of Taxation). A December move can put next year's benefits in question. Ask your CPA before you move.
Selling your New Jersey home as a nonresident. If you are no longer a New Jersey resident when your New Jersey home closes, New Jersey collects an estimated income tax payment at closing unless an exemption applies, such as the principal residence exclusion (NJ Division of Taxation, Buying or Selling a Home in New Jersey). That is a credit against what you owe, not a final tax, but it changes the cash you receive at closing.
The larger exemption is real, and so are the New Jersey trade-offs. Put both on the same page before you move a date.
5. What should you do this month?
If Florida is already your plan for 2027 or later, have the residency conversation with your CPA this month, not in January.
- Call your CPA with both state returns in hand. Ask one question: given my income, my New Jersey relief programs and the timing of my New Jersey sale, does changing my domicile before December 31 make sense for me?
- Look up your Florida county. The Palm Beach County Property Appraiser has an Amendment 3 calculator, and other counties are posting their own guidance. My Florida cost and tax tools help you build a planning range.
- Decide the order of the two sales. Sell first, buy first and bridge are three different plans with three different costs. I cover them in how to time your NJ home sale with your Florida purchase, and a current value on your New Jersey home is where that math starts.
- Price insurance early. Insurance costs vary by property, elevation, roof age, construction type and carrier. Get a written quote from your carrier or a licensed Florida insurance agent.
If your move is two or three years out, the larger exemption arrives in your fifth year instead of your first. That changes the math. It does not necessarily change the decision.
The NJ to FL Transition Plan puts one timeline across both states. In New Jersey and in Palm Beach and Broward counties in Florida, I coordinate everything, so nobody carries two homes by accident or misses a date that mattered.
Nobody should rush a move to beat a deadline. The right answer is the one you would make anyway, made on time.
Check it yourself
- Florida Division of Elections, Unofficial Election Night Results, Amendments (checked Nov 4, 2026, 7:20 AM ET; unofficial until certified)
- Florida Division of Elections, Amendment 3 ballot title, summary and text
- Pinellas County Property Appraiser, Amendment 3 FAQ
- Palm Beach County Property Appraiser, Amendment 3 Calculator
- Pinellas County Property Appraiser, Homestead Exemption requirements
- Florida Statutes, Section 196.015, Permanent residency factors
- NJ Division of Taxation, GIT-6 Part-Year Residents and Nonresidents
- NJ Division of Taxation, Stay NJ
- NJ Division of Taxation, ANCHOR
- NJ Division of Taxation, Buying or Selling a Home in New Jersey
Frequently Asked Questions
Did Florida Amendment 3 pass?
Yes, in unofficial results. The Florida Division of Elections election night results show 61.99 percent Yes, above the 60 percent required, as of November 4, 2026. Results are unofficial until certified.
Do I have to buy a Florida home by December 31, 2026 to get the larger exemption?
County property appraisers say no. The Pinellas County Property Appraiser says people who establish Florida residency by December 31, 2026 qualify for the larger exemption when they later buy and apply for homestead. Implementing legislation could add procedures, so confirm the current rules with your county property appraiser.
What happens if I move to Florida in 2027?
You start with a $50,000 exemption for non-school taxes, adjusted for inflation beginning in 2028. After four years with a Florida homestead exemption, you become eligible for the larger exemption beginning January 1 of the fifth year.
Does Amendment 3 lower school taxes in Florida?
No. The larger exemption applies to non-school taxes only. The first $25,000 of a homestead's assessed value stays exempt from school taxes, as it is today.
Will my 2026 Florida property tax bill change?
No. Amendment 3 takes effect January 1, 2027. The Pinellas County Property Appraiser says the change first appears on the August 2027 TRIM notices and the November 2027 tax bills.
Can I keep my New Jersey property tax relief after I become a Florida resident?
Generally no. ANCHOR and Stay NJ require New Jersey residency and a New Jersey principal residence on dates each program sets, and Florida may deny a homestead application if you hold a residency-based exemption in another state. Review both with your CPA before you change your residency.
Meet with Me
Ready to map your own New Jersey and Florida timeline? Request an appointment.
Not sure where you stand yet? The Selleck resource hub quiz takes 7 questions and points you to the guides that fit your plan. You can also ask my Delphi AI assistant a question any time. It is an AI trained on my material, not a person.
I am a licensed real estate agent, not a CPA or attorney. Confirm residency dates and tax treatment with your CPA before acting on them.
About the author.Scott Selleck, Broker / Sales Associate, REALTOR®, SRES® (Seniors Real Estate Specialist®), The Selleck Group | KW City Views Realty. Licensed since 1993. Over 500 transactions closed. Scott works across Bergen and Hudson counties in New Jersey and plans the New Jersey side and the Florida side of a move as one timeline.
Scott Selleck, Broker / Sales Associate The Selleck Group | KW City Views Realty 2200 Fletcher Avenue, Suite 502, Fort Lee, NJ 07024 Cell: (201) 970-3960 | Office: (201) 592-8900 [email protected] | https://sellecksellsnj.com | meet.sellecksellsnj.com
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