What's on the ballot
Amendment 3 would raise the homestead exemption on non-school property taxes to $150,000 in 2027 and $250,000 in 2028, then adjust it for inflation. It would also lower the annual cap on assessment increases for non-homestead properties from 10% to 5%. To pass, it needs at least 60% of the vote.
Why most snowbirds won't get the bigger exemption
The homestead exemption is for people whose permanent home is in Florida. A winter home owned by a Québec resident is non-homestead property, so it would not qualify for the expanded exemption. Florida's governor has been clear that the relief is aimed at homestead owners.
What could still help you
If the amendment passes, the assessed value of a non-homestead home could rise by no more than 5% a year instead of 10%. That slows how fast your taxable value climbs. Your tax rate is still set locally, so your bill can still change.
What doesn't change
- Your November 2026 tax bill. It covers the 2026 tax year, and any change would start on January 1, 2027.
- School taxes stay on your bill either way.
Should you become a Florida resident to qualify?
Only people who are permanent Florida residents on December 31, 2026 would get the full larger exemption; newer residents would get a smaller one for their first years. For a Québec resident, changing residency has serious consequences for Canadian taxes and for your RAMQ health coverage. Speak with a cross-border tax professional before even considering it.
What I suggest snowbird owners do now
- Look at your total carrying cost: property tax, insurance, condo or HOA fees and the exchange rate.
- Set a keep-or-sell timeline based on your numbers, not on headlines. Many Canadians are selling, which means more competition when you list.
- If you keep it, make sure the Québec home you leave behind each winter is watched. See our snowbird home watch.
Both sides of the debate
Supporters, including Florida Realtors, call it meaningful relief for homeowners. Opponents, including the Florida Sheriffs Association, warn that lower revenue could affect local services such as public safety.
I will update this article once the results are known. This is general information, not tax or legal advice.