Amendment 3 Savings Calculator
Estimate how much the new homestead exemption could lower your property tax bill in 2027 and 2028. Built for homeowners in Duval, St. Johns and Clay counties. It takes about a minute, and you don't need to enter any contact information.
Your estimated savings
| Non-school property taxes (estimate) | Taxable value | Tax |
|---|---|---|
| Today (2026 rules) | ||
| 2027 | ||
| 2028 |
School taxes aren't affected. They still use the original $25,000 exemption, so your total bill will still include them.
Rentals and second homes don't get the bigger exemption
The larger homestead exemption only applies to your primary residence. For non-homestead property like rentals, second homes and investment property, Amendment 3 makes a different change: starting in 2027, the yearly cap on how much your assessed value can rise for non-school taxes drops from 10% to 5%.
That won't lower your current bill, but it limits how fast it can climb when values are rising. How much it helps depends on how much your property's value grows from year to year.
When you'll actually see it
- Now (November 2026): Your 2026 tax bill is not affected.
- January 1, 2027: The new exemption takes effect. If you already have homestead, it's applied automatically. You don't need to reapply.
- August 2027: Your TRIM notice (Notice of Proposed Property Taxes) is the first place the higher exemption shows up. Check that it's listed. The window to dispute your notice is short.
- November 2027: Your 2027 tax bill arrives with the savings built in.
- 2028: If your taxes are paid through escrow, your monthly mortgage payment usually adjusts at your servicer's next annual escrow review after the lower bill is paid. Compare the tax amount on your new escrow statement to your actual bill.
Want a second set of eyes on your numbers?
If you'd like help finding your assessed value, reading your TRIM notice, or figuring out what this means if you're thinking about a move, I'm glad to help.
Call or text Luis: 904-708-6502
Read the full guide: When Amendment 3 actually shows up on your bill
How this estimate works
- Estimates only. The calculator uses your current assessed value and the most recent published tax rates for your area. Your actual savings will depend on your assessed value each year and the tax rates local governments adopt for 2027 and 2028.
- Non-school taxes only. Amendment 3 raises the homestead exemption for county, city and certain special-district taxes. School taxes keep the $25,000 exemption.
- Baseline: the current non-school homestead exemption of $51,411 for 2026 ($25,000 plus the inflation-adjusted additional exemption of $26,411). Under Amendment 3, the non-school exemption becomes up to $150,000 in 2027 and up to $250,000 in 2028, then adjusts for inflation starting in 2029.
- Not included: CDD fees, fire or solid waste assessments and other non-ad valorem charges, smaller special districts (such as the Ponte Vedra Beach Municipal Service District and some MSTUs), and senior, veteran, disability or widow(er) exemptions. For the most precise estimate, choose "Enter my own millage" and use the non-school total from your TRIM notice.
- New to Florida? If you weren't a permanent Florida resident by December 31, 2026, different rules apply: the non-school exemption starts at $50,000 and the larger amount applies beginning in the fifth year of your homestead exemption. This calculator doesn't model that case.
- Still being finalized. The Legislature may still adopt implementing details, so the fine print could change.
Tax rates used: Duval and St. Johns use 2025 adopted rates; Clay uses 2026 county and city rates where published, otherwise 2025. Sources: Duval County Property Appraiser 2025 millage chart; St. Johns County Property Appraiser, Comparison of Taxes Levied FY 2025-26; Anastasia Mosquito Control District FY 2025-26 budget hearing; Clay Today (Sept. 2026) and the Clay County Tax Collector 2025 millage chart; Florida Department of Revenue, inflation-adjusted homestead exemption (January 2026); St. Johns County, Leon County and Volusia County property appraisers' Amendment 3 guidance. Last updated November 2026.
This calculator is for general information and isn't tax, legal or financial advice. For your exact numbers, contact your county property appraiser or tax collector.
