Election 2026
What Amendment 3 Would Mean for Miami Gardens Homeowners and City Services
Amendment 3 would change how much property tax homesteaded owners pay, and how much revenue local governments collect.
Of the three constitutional amendments on Florida's November 3 ballot, Amendment 3 may hit closest to home in Miami Gardens, literally. It would sharply increase the homestead exemption on most property taxes, which means lower bills for many homeowners and less revenue for local governments. Here is a neutral look at what it does, what it could mean for you, and what each side says.
Raises the homestead exemption from $50,000 to $150,000 in 2027 and $250,000 in 2028, for non-school property taxes. Lowers the assessment cap on non-homestead property from 10% to 5% a year. Requires new Florida residents after January 1, 2027, to wait five years for the larger exemption. Needs 60% of the vote to pass. If approved, it takes effect January 1, 2027.
What it would do
Amendment 3 started in the Legislature as a joint resolution (CS/HJR 1-F) and goes to voters as a constitutional amendment. According to the City of Miami Gardens' summary, it would:
Increase the homestead exemption
From $50,000 today to $150,000 beginning January 1, 2027, and $250,000 beginning January 1, 2028. The bigger exemption would not apply to school district taxes, so school funding is left out of the change.
Set a path toward ending homestead property taxes
It would require the Legislature to establish a schedule for the full elimination of homestead property taxes.
Tighten the cap for non-homestead property
Annual assessment increases on rentals, second homes, and commercial property would be capped at 5%, down from 10%.
Add a waiting period for newcomers
People who become Florida residents after January 1, 2027, would wait five years before qualifying for the larger exemption.
What it could save a Miami Gardens homeowner
Here is a simple way to think about it, using only the city's share of your bill. Miami Gardens has kept its city operating tax rate at 6.9363 mills, or about $6.94 for every $1,000 of taxable value. If your home's taxable value is above the new exemption level, every extra $1,000 of exemption takes about $6.94 off the city portion of your bill.
So in 2027, when the exemption would rise by $100,000, a homesteaded owner could save roughly $694 a year on the city portion alone. In 2028, at $200,000 above today's exemption, that grows to roughly $1,387. You would also save on other non-school levies, such as county taxes, so your total savings would be higher. Homes with taxable values below the new exemption levels would save less. These are rough examples, not a tax estimate. The Miami-Dade Property Appraiser can help you understand your own bill.
What the city says it would cost
The City of Miami Gardens has published its own analysis. It estimates the city could lose about $9.7 million in the first year, and lists special events, social services, parks, and road maintenance among the areas that could be affected. Statewide, the city cites estimated costs to local governments of $14.1 billion in fiscal year 2028.
The city also warns that the change could affect local bond ratings, making borrowing more expensive, and could lead to higher user fees. It notes that past proposals relied on budget cuts or sales tax increases to fill similar gaps.
What supporters say
Supporters, including the Florida Republican Party and Florida Realtors, argue that Amendment 3 delivers meaningful, lasting tax relief to homeowners at a time when housing costs are a major burden. They say it would make homeownership more affordable, protect long-time residents from rising bills, and push local governments to spend more efficiently.
What opponents say
Opponents, including many local governments and groups representing sheriffs and firefighters, argue that the revenue loss is too large to absorb. They warn of cuts to public safety, parks, and other services, or of shifting costs onto renters, businesses, and fees.
One point both sides acknowledge: the homestead exemption applies only to owner-occupied primary residences, so renters would not see direct savings on a tax bill of their own.
How to decide
Read the full ballot language on your sample ballot, look at your own property tax bill, and weigh both the savings and the service impacts. Remember that constitutional amendments need at least 60% of the vote to pass. For candidates and deadlines, see our Miami Gardens voter guide.
Request a mail ballot by 5:00 p.m. on October 22. Early voting runs October 19 through November 1. Election Day is Tuesday, November 3, from 7:00 a.m. to 7:00 p.m.
Frequently asked questions
What is Amendment 3 on the 2026 Florida ballot?
Amendment 3 would raise Florida’s homestead exemption for non-school property taxes from $50,000 to $150,000 in 2027 and $250,000 in 2028, lower the annual assessment cap on non-homestead property from 10% to 5%, require new residents to wait five years for the larger exemption, and require the Legislature to set a schedule for eliminating homestead property taxes.
How much would Amendment 3 cost the City of Miami Gardens?
The City of Miami Gardens estimates a potential loss of about $9.7 million in the first year, with possible impacts on special events, social services, parks, and road maintenance.
How much could a Miami Gardens homeowner save under Amendment 3?
At the city’s operating rate of 6.9363 mills, each additional $1,000 of exemption saves about $6.94 on the city portion of the bill. A homesteaded owner whose taxable value exceeds the new levels could save roughly $694 a year on city taxes in 2027 and roughly $1,387 in 2028, plus savings on other non-school levies.
Does Amendment 3 affect school taxes?
No. The increased exemption would not apply to school district property taxes.
How many votes does Amendment 3 need to pass?
Like all Florida constitutional amendments, Amendment 3 needs at least 60% of the vote to pass.
MiamiGardens.com does not take positions on ballot measures. This explainer is based on the City of Miami Gardens' published summary of CS/HJR 1-F, public statements from supporters and opponents, and news reports as of October 5, 2026. Savings examples are illustrative only and are not tax advice. Published: October 5, 2026.
