Florida 5% Non-Homestead Cap Calculator (Amendment 3, 2027)
Florida's Amendment 3, approved by voters on November 3, 2026, lowers the yearly cap on assessment increases for non-homestead property (second homes, rentals and commercial property) from 10% to 5% for non-school taxes, starting with the 2027 tax roll. Enter the numbers from your TRIM notice to see how much the lower cap could save you over five years. It runs in your browser and nothing is saved.
How we calculate
- Each year from 2027, market value grows by the rate you enter.
- Old rule: assessed value = the lower of market value or last year's assessed value plus 10%. Amendment 3: the same, but plus 5%.
- Non-school tax = assessed value × non-school millage ÷ 1,000. School taxes are left out because the cap never applied to them.
We assume no sale, no new construction and the same millage every year. A sale (for small residential property) or a qualifying improvement resets the assessment to market value. Your property appraiser and tax collector have the final word.
Who benefits most
- Owners whose assessed value is already well below market value, in areas where values keep rising more than 5% a year.
- Long-held rentals and second homes, since a sale of residential property resets the cap.
- Homestead owners are not affected by this part; see the Amendment 3 homestead calculator for the bigger exemption.
Sources
- Florida Division of Elections: No. 3 Constitutional Amendment, full text (Art. VII, s. 4(g) and 4(h)) ↗
- Florida Department of Revenue: Property Tax Oversight Bulletin PTO 26-21 (Nov. 5, 2026) ↗
- Florida Senate: HJR 1-F enrolled text ↗
- Alachua County Property Appraiser press release (Nov. 12, 2026), special session note ↗
Related: Amendment 3 homestead calculator · Save Our Homes cap calculator · Florida homestead exemption
Educational estimate only, not tax advice. Results depend on laws the Legislature passes to carry out Amendment 3.
What does Amendment 3 change for non-homestead property?
For property that is not your homestead, such as a second home, a rental, a small apartment building or commercial property, the most the assessed value can rise each year for non-school taxes drops from 10% to 5%. Florida voters approved it on November 3, 2026, and the Florida Department of Revenue says it first applies to the 2027 tax roll.
Does the 5% cap apply to school taxes?
No. Like the current 10% cap, it covers only non-school levies (county, city and special districts). School district taxes on non-homestead property are still based on the full just (market) value.
Which properties does it cover?
Two groups in the Florida Constitution: residential property with nine units or fewer that is not homestead (Art. VII, s. 4(g)), and all other non-homestead real property, including commercial property and larger apartment buildings (s. 4(h)). Homesteads keep the separate Save Our Homes cap of 3% or inflation, whichever is lower.
Does the cap carry over when I sell?
No. For residential property with nine units or fewer, the assessment resets to just value the year after a change of ownership or control. For other non-homestead property, it resets after a qualifying improvement, and the Legislature may also reset it after a change of ownership.
Does the 5% cap mean my tax bill goes down?
Not by itself. It limits how fast the assessed value can rise. If your market value isn't rising more than 5% a year, or the assessed value already equals market value, the cap saves nothing. Millage rate changes also move your bill.
Is anything still pending?
Yes. Lawmakers are expected to pass implementing laws, and the Alachua County Property Appraiser reported that the governor plans a special session in December. The Department of Revenue says it will issue updated rules, forms and guidance.
Is this calculator private?
Yes. It runs in your browser, and nothing you type is sent or saved.
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