Ballot language fight could delay Florida's property tax Amendment 3

A Leon County judge is weighing whether the ballot summary for Amendment 3, Florida’s property tax constitutional amendment, misleads voters ahead of the November election. A group called Save Our Voters From Misleading Ballot Language, joined by former Republican state Sen. Jeff Brandes, former Democratic U.S. Rep. Al Lawson and two former South Florida mayors, argues the title “Save Our Homes from Excessive Property Taxes” is promotional rather than neutral. The state, which drafted the language after Gov. Ron DeSantis called the special session that produced the measure, says the summary is accurate. Judge David Frank gave both sides until August 3 to file final arguments; no ruling date has been set.

Why it matters

Developers modeling South Florida deals on a lower property tax basis need to separate two things: what the amendment does, and whether it survives to the ballot at all. It is homestead-only relief. It raises the non-school homestead exemption from $50,000 to $150,000 in 2027 and $250,000 in 2028, indexed to inflation after that, and it does not touch school district levies. It does reach non-homestead property indirectly: the assessment cap on non-homestead real estate, including rentals, second homes and commercial buildings, drops from 10% to 5% annually starting in 2027. That is a real number for anyone holding non-homestead assets through a multi-year appreciation cycle. It is not a tax cut on commercial property; it is a slower ceiling on how fast assessed value can climb.

The numbers

Legislative staff estimate the amendment costs local governments $4.95 billion in fiscal year 2027-28, rising to $8.78 billion the following year and $11.86 billion by 2031-32, according to the Tax Foundation’s review of the legislative analysis. That revenue funds the municipal and county budgets that carry infrastructure, permitting staff and services adjacent to impact fees. The amendment passed the Legislature 75-26 in the House and 30-9 in the Senate on June 2 and was signed June 16.

What’s next

Two live risks sit ahead of the November 3 vote. First, if Judge Frank finds the title or summary legally deficient, the Attorney General’s office gets 10 days to rewrite it, which could push resolution close to ballot printing deadlines. Second, the measure needs 60% voter approval, a threshold Florida amendments frequently miss. Any pro forma that already assumes the $150,000 or $250,000 exemption, or the 5% non-homestead cap, is pricing in an outcome that is not yet law. Track the South Florida market hub for how county assessors respond once, or if, the language survives.