On November 3, Florida voters will decide whether homeowners get the largest property-tax break in the state's history. The harder question is who picks up the bill.
As someone who lives, works, and sells real estate in St. Andrews every day, I'm hearing about this ballot measure more than almost any other topic. This piece does not tell you how to vote. It lays out what the amendment does, what local governments say it would cost, and where that cost could land.
What Would Amendment 3 Actually Do?
For all non-school property taxes, the amendment raises the homestead exemption to $150,000 in 2027 and $250,000 in 2028, then adjusts it for inflation. It also cuts the annual cap on assessment increases for non-homestead properties, including second homes and commercial real estate, from 10% to 5%. It needs at least 60% of the vote to pass.
It also creates a new dividing line. Anyone who is not a Florida resident on December 31, 2026, starts with the existing exemption and does not receive the larger one until the fifth year.
Mark Your Calendar
November 3, 2026: Election day. Amendment 3 needs 60% approval.
December 31, 2026: Residency cutoff for the larger exemption.
2027: Exemption rises to $150,000 on non-school taxes.
2028: Exemption rises to $250,000.
The $12 Billion Question
Florida's Revenue Estimating Conference projects a $4.95 billion shortfall in local non-school property-tax revenue in fiscal year 2027–28. Once fully phased in, that grows to an estimated $11.86 billion a year by fiscal 2031–32. That is the figure most coverage rounds to "$12 billion."
In plain English: the savings to homeowners are real, and so is the revenue lost by counties, cities, and special districts. School taxes are not affected.
Why This Is a County Story for St. Andrews
Here's where it gets interesting, and where most coverage gets it wrong for our community. St. Andrews has a Boca Raton mailing address, but it sits in unincorporated Palm Beach County. The county, not the City of Boca Raton, is the local government behind our sheriff's patrols, fire rescue, parks, and roads.
Palm Beach County Administrator Joseph Abruzzo estimates the county could lose nearly $250 million once the amendment is fully in place. He has said commissioners would then have to choose between cutting spending, charging more for services, or shifting more of the tax burden to non-homestead properties.
The Property Appraiser's estimate is broader. Using 2025 numbers, it puts the countywide loss at more than $324 million at the full $250,000 exemption, spread across the county, the library system, the Health Care District, the Children's Services Council, and other taxing authorities.
Key Fact
Options the county administrator has named if revenue drops include paid beach parking, park user fees, expanded red-light camera enforcement, and tax increases that would fall mainly on businesses and renters.
Other countywide services have put numbers on it too. The Children's Services Council estimates its budget could fall by about $26 million. A Florida Policy Institute study estimates the Health Care District of Palm Beach County could lose $66.5 million in property-tax revenue.
The county is already tightening. Just this week, commissioners approved a 2027 budget with a record $32 million cut to the Sheriff's Office budget request to keep the county's tax rate flat.
What Boca Raton Says It Would Lose
We don't pay city taxes, but we shop, dine, and spend time in Boca Raton, so its choices affect us too. At a June 9 workshop, the city's CFO estimated an annual loss of about $8.14 million at the $150,000 exemption, rising to about $16.73 million at $250,000. Nothing changes in the upcoming budget year; the impact would begin with the 2027–28 budget.
| Boca Raton option discussed | What it would mean |
|---|---|
| Raise the tax rate | From 3.66 to about 4.1078 mills, roughly 12%, still below neighboring cities |
| Raise the fire assessment | Could generate up to $21 million under state law |
| Raise user fees | Recreation, library, and building-permit fees |
| Cut departments | City modeling showed cuts above 5% start to affect service levels |
Property tax makes up 52.77% of the city's general fund, which is why a loss this size can't simply be absorbed.
Boynton Beach Offers a Preview
Next door, Boynton Beach reduced spending by $2 million this budget cycle through zero-based budgeting, a hiring freeze, and shifting vehicle purchases to leases. It lowered its tax rate while increasing fire assessments, which left some residents confused about the math. City officials expect more cuts if the amendment passes.
That is the pattern to watch: one line on the tax bill goes down while another bill, fee, or assessment goes up.
Who Is Most Likely to Pay More?
Second-home owners and part-time residents. Non-homestead properties don't get the larger exemption. The lower 5% cap helps over time, but a higher tax rate or new assessments could offset part of that. This matters for the many St. Andrews owners who are not full-time Florida residents.
New arrivals. A buyer who establishes residency after December 31, 2026, waits five years for the full exemption. Two identical homes on the same street could carry very different tax bills for years.
Renters and businesses. Both receive no homestead exemption, and the county administrator has said higher taxes on rental properties often pass through to tenants.
Everyone who uses local services. Fees for parks, beaches, permits, and fire protection apply whether or not a home is homesteaded.
The Argument on Both Sides
Supporters, including Florida Realtors, say homeowners need relief after years of rising values, insurance costs, and local spending, and that governments should cut waste before asking for more. Opponents say the cost of services doesn't disappear.
“This is not a tax cut. This is a tax shift.”
Reasonable people can, and do, disagree. Both things can be true at once: local government can carry waste, and homeowners can deserve relief.
What Could This Mean for St. Andrews Real Estate?
This is where my dual perspective as a realtor and resident matters most. Three things I'd watch:
Residency timing. If you split time between Florida and another state and have been meaning to change your residency, the December 31 date may matter to you. Talk to your CPA or tax attorney before making any decision.
Buyer math. Buyers relocating in 2027 or later will compare their carrying costs with neighbors who got in before the cutoff. Expect sharper questions about taxes during negotiations.
Where the fees land. If the county leans on fees and assessments rather than cuts, those costs show up for every property owner, homesteaded or not.
Whatever your position, this is a conversation worth having thoughtfully, openly, and with the long-term health of our community in mind.
St. Andrews Market Snapshot
| Active | Closed YTD 2026 | Highest List | Lowest List |
|---|---|---|---|
| 8 | 25 | $19,975,000 | $3,995,000 |
How Our Neighbors Compare
Homes listed for every home sold. Lower means a tighter market.
| Community | Active | Closed | Listed per sale |
|---|---|---|---|
| Polo Club | 7 | 70 | 0.10 |
| Boca West | 26 | 173 | 0.15 |
| Broken Sound | 16 | 89 | 0.18 |
| Stonebridge | 5 | 20 | 0.25 |
| Boca Bridges | 7 | 26 | 0.27 |
| The Oaks | 11 | 35 | 0.31 |
| St. Andrews | 8 | 25 | 0.32 |
| Mizner Country Club | 4 | 12 | 0.33 |
| Seasons | 3 | 9 | 0.33 |
| Addison Reserve | 11 | 32 | 0.34 |
| Lotus | 14 | 38 | 0.37 |
| Delaire | 3 | 8 | 0.38 |
| The Bridges | 10 | 26 | 0.38 |
| Woodfield | 21 | 50 | 0.42 |
| Long Lake Estates | 3 | 6 | 0.50 |
| Royal Palm Yacht & Country Club | 19 | 37 | 0.51 |
| Seven Bridges | 15 | 26 | 0.58 |
| Bocaire Country Club | 12 | 19 | 0.63 |
| Boca Grove | 11 | 9 | 1.22 |
| The Sanctuary* | 8 | 1 | — |
| Le Lac* | 1 | 0 | — |
*Too few closings in the period for a meaningful comparison. Communities differ widely in price point, so this measures pace of sales, not value.
Now Available in St. Andrews
6960 Lake Estates Court
A contemporary waterfront estate built in 2022 by Cudmore Homes in the Lake Estates section, with sweeping lake and golf views. 5 bedrooms, 6 full and 2 half baths, two private offices, dual 2-car garages, and walls of glass on a half-acre lot.
VIEW DETAILS →Listed by Compass Florida LLC
17903 Foxborough Lane
New construction on a south-facing golf fairway, offered furnished. 6 bedrooms, 6 full and 2 half baths, a Club Room, a glass-enclosed office or gym, and a 4-car garage.
VIEW DETAILS →Listed by Lang Realty
17531 Foxborough Lane
A 2020 residence with a private elevator and high ceilings. 5 bedrooms, 6 full and 2 half baths, with a pool, spa, and built-in grill outdoors.
Listed by Colfax Realty International
7027 Queenferry Circle
A double-lot estate of 0.77 acres with long lake and golf course views. 7 bedrooms, a home office, impact windows, a whole-house generator, and a new roof.
VIEW DETAILS →Listed by Compass Florida LLC
7359 Ballantrae Court
An architect's own home, expanded and redesigned to 6,006 square feet, on an oversized corner lot with a circular drive, 23-foot ceilings, and walls of glass facing the golf course.
VIEW DETAILS →Listed by One Sotheby's International Realty
17661 Scarsdale Way
A modern 2019 estate of about 6,400 square feet on 0.44 acres with a golf course view. 26-foot coffered ceilings, an elevator, a wet bar, a chef's kitchen with three ovens, 5 bedrooms, and a den.
VIEW DETAILS →Listed by Luxury Partners Realty
17730 Scarsdale Way
A European-inspired two-story home with lakefront and double-fairway views. 7 bedrooms, 8 full and 1 half baths, a clay tile roof imported from Valencia, Spain, and volume ceilings.
VIEW DETAILS →Listed by Lang Realty
17771 Foxborough Lane
A fully renovated home on the 14th fairway. 5 bedrooms, soaring ceilings, walls of glass, and a designer kitchen with marble slab counters and a Sub-Zero refrigerator.
VIEW DETAILS →Listed by Luxury Partners Realty
Questions About Amendment 3 and Your Property?
If you'd like to talk through how Amendment 3 could affect your property, your residency timing, or your plans in St. Andrews, I'm always happy to talk.
EMAIL EDMUND