Nov 6, 2026
Floridians have voted in favour of a major cut in property taxes for permanent residents — leaving Canadian snowbirds out in the cold.
On Nov. 3, Amendment 3 passed with nearly 62% of the vote, clearing the 60% threshold required to change the state constitution, according to unofficial results. It raises the homestead exemption on non-school taxes from about US$50,000 to US$150,000 in 2027, increasing again to US$250,000 in 2028.
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However, the exemption only applies to a primary residence in Florida, meaning seasonal retreats, including winter properties many snowbirds enjoy, don’t qualify. Still, the amendment includes another smaller change that Canadians can benefit from over time.
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What did Florida voters approve?
Amendment 3 brings the first increase to Florida’s homestead exemption in nearly 20 years, taking effect on Jan. 1, 2027. These are its main adjustments:
- Greater homestead exemption. The maximum homestead exemption is US$51,411, though not all of it applies to school taxes. Under Amendment 3, the exemption on county, city and special district taxes rises to US$150,000 in 2027 and US$250,000 in 2028, then adjusts for inflation starting in 2029
- Lower cap for non-homestead property. Halves the cap on how quickly the assessed value of non-homestead property, such as commercial and rental properties and second homes, can rise each year, from 10% to 5% for non-school taxes
- Newcomer wait times. People who aren’t Florida residents as of Dec. 31, 2026, will get the existing exemption when they first qualify, and the larger exemption begins with their fifth year of receiving it
The amendment also limits what counties and cities can spend property tax revenue on. It also requires lawmakers to create a process that would let counties and cities raise the homestead exemption further, up to a home’s full assessed value.
How much eligible homeowners save will depend on where they live. Florida Realtors, which campaigned for the amendment, estimates the average homeowner will save about US$1,000 in 2027 and US$1,800 in 2028. Florida TaxWatch, a nonpartisan tax watchdog that urged voters to reject the amendment, built a local calculator that shows a wide spread. In Brevard County, for example, estimated 2028 savings range from US$710 in unincorporated areas to US$2,091 in Cocoa.
But the tax break will still come at a cost: Florida’s Revenue Estimating Conference projects local governments will lose about US$4.93 billion in property tax revenue in the 2027-28 fiscal year and US$8.71 billion in 2028-29, with the recurring loss reaching about US$11.8 billion a year once fully phased in.
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Why are Canadian snowbirds excluded?
Florida’s homestead exemption is reserved for people who make Florida their permanent home. You don’t need to be a U.S. citizen to apply, but non-citizens must present a U.S. permanent resident card (green card) to qualify. Most Canadian snowbirds spend only part of the year in Florida and keep their primary residence in Canada, so they’re shut out.
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Gov. Ron DeSantis, who championed the amendment, has said he wants non-residents to keep helping fund the state. In March 2025, while arguing against a proposed sales tax cut, he said he wanted Canadian and Brazilian tourists subsidizing Florida so residents could pay less. “I don’t want to give Canadians a tax cut,” he said.
In a June 2026 interview with Fox News, he listed “Canadian snowbirds” among the non-homestead owners, along with Airbnb and commercial property, whose properties are still taxed. After the vote, he called the result a big win for Florida homeowners.
Florida Realtors and other supporters framed the amendment as an affordability measure for middle-class homeowners. Opponents, including the Florida Sheriffs Association, have warned that cuts to public safety may be hard to avoid. Florida TaxWatch CEO, Jeff Kottkamp, estimates the measure will cut local property taxes by US$45.8 billion over five years.
Money.ca has reached out to the Canadian Snowbird Association (CSA), a not-for-profit advocacy group for Canadian travellers, for its guidance to members following the vote and is awaiting a response.
What’s the silver lining for Canadian property owners?
The lower cap on non-homestead assessments is the one part of Amendment 3 that works in snowbirds’ favour, since it covers many Canadian-owned vacation homes.
In this hypothetical example, let’s say you own a condo assessed at US$300,000. Under the old rule, its assessed value could rise by as much as US$30,000 in one year. Under the new cap, the most it can rise is US$15,000, even if market prices climb faster.
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However, the cap has its limits:
- It slows how fast your assessed value can grow, but local governments still set tax rates and could raise them to replace lost revenue
- The cap also resets when a property sells, since assessments for new owners generally start again at market value
- Only non-school taxes qualify for the cap
The savings from the lower cap won’t match what full-time residents will get, but they’re still an advantage for snowbirds who plan to hold on to their Florida home.
What can you do?
Florida lawmakers are expected to pass implementing legislation during the 2027 legislative session. In the meantime, here’s what Canadian owners can do in preparation:
- Check your assessment notice to ensure the new 5% cap is applied to your property starting in 2027
- Don’t claim a homestead exemption unless you’re truly a permanent Florida resident, since doing so could affect your provincial health coverage and Canadian tax residency
- Run the numbers on selling versus keeping, including property taxes, insurance, homeowners association (HOA) fees and the exchange rate
- Talk to a cross-border tax accountant before you sell, since a sale has tax implications in both the U.S. and Canada
Local governments aren’t expected to feel much of the revenue drop until fall 2027. That’s when snowbirds will get a clearer sense of whether rates on non-homestead property are going up.
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Melanie is an editor and fact checker who is passionate about proofreading and editing personal finance content. She specializes in breaking down complex topics into easily digestible details to help people make wise financial decisions.
