Florida voters approved Amendment 3 on November 3, 2026, and Collier County voters approved a one-penny increase to the county’s tourist tax on the same ballot. Amendment 3 needed 60% statewide and finished at about 62%. The tourist tax needed a simple majority in Collier and passed by a wide margin.
They sound related, but they touch very different people. One changes property taxes on primary homes and caps assessment growth on everything else. The other is a lodging tax paid on short stays. Here’s what each one actually does, who it affects, and what to do next.
Quick take
- Primary homeowners: Bigger non-school homestead exemption, $150,000 in 2027 and $250,000 in 2028.
- Key date: Florida residency by December 31, 2026 decides who gets the larger exemption right away.
- Second homes and rentals: No homestead exemption, but a 5% cap on annual assessment growth instead of 10%.
- Tourist tax: 6% on stays of six months or less starting January 1, 2027. Not a property tax.
What Amendment 3 changes
Amendment 3 raises the homestead exemption for non-school property taxes on qualifying primary residences:
- Today: Up to about $50,000 total ($51,411 maximum for 2026), and only part of it applies to school taxes.
- 2027: $150,000 off non-school taxes.
- 2028: $250,000 off non-school taxes, with inflation adjustments in later years.
- School taxes: The existing $25,000 exemption stays the same.
The amendment takes effect January 1, 2027, so the first bill that reflects it is the one mailed in November 2027. Your 2026 bill, arriving now, is calculated under the old rules. If you’d like the background on how we got here, my earlier post on how Amendment 3 could change 2027 property taxes walks through the proposal before the vote.
What does that mean in dollars?
The exemption amount is not the amount saved. It’s the amount of value that isn’t taxed.
For example, a qualifying home assessed at $400,000 would have $250,000 subject to non-school taxes after a $150,000 exemption in 2027. With a $250,000 exemption in 2028, that taxable value would be $150,000, assuming the assessment stays the same. School taxes would still be figured on $375,000 ($400,000 minus the $25,000 school exemption) in both years.
The actual bill then depends on the local tax rates applied to those values. A lower taxable value can reduce taxes, but future assessments and rates affect the final result, so exact savings can’t be known until those figures are set. The Collier County Property Appraiser is the best source for your property’s assessed value and exemption status. To see how taxes fit into your total monthly cost, try the True Cost of Ownership tool on my Naples real estate calculators page.
Moving to Naples? December 31, 2026 matters
This is the part I’d circle in red for anyone relocating. The larger exemption goes to people who were permanent Florida residents as of December 31, 2026, including those who buy and apply for homestead later.
People who become Florida residents after that date start with the existing $50,000 exemption on non-school taxes, adjusted for inflation beginning in 2028. The larger exemption begins with the fifth year of exemption. After 2030, local governments can shorten that five-year wait by a two-thirds vote, but that’s their call, not a given. (Florida Senate bill summary)
Amendment 3 does not change Florida’s portability rules, so homeowners moving from one Florida homestead to another can still transfer their Save Our Homes benefit under existing law, according to property appraiser guidance. Some implementation details, such as exactly what documentation will prove residency as of December 31, 2026, may still be set by the Legislature and the Department of Revenue.
If you’re planning a move, talk with the property appraiser about what proof of permanent residency they’ll want, and talk with your tax advisor about timing. My Naples buyer resources page is a good place to start the rest of your planning.
The benefit and the limitation
The direct benefit is that a much larger portion of an eligible home’s assessed value is excluded from non-school property taxes.
The limitation is that school district taxes remain, and the exemption doesn’t remove separate non-ad valorem assessments, such as certain service assessments that appear on a tax bill.
There is also a local budget effect. At unchanged tax rates, exempting more property value reduces the revenue those taxes generate. Future budget and rate decisions will determine how individual cities and counties respond. Amendment 3 also limits county and municipal property tax revenue to specified uses, including public safety, infrastructure, natural resources, debt service and operations. (Official amendment text)
What about second homes and rentals?
The larger homestead exemption applies only to qualifying permanent residences. Second homes, seasonal homes and investment properties don’t get a homestead exemption, and Amendment 3 doesn’t change that.
What second homes and rentals do get is a lower cap. Amendment 3 cuts the annual assessment-growth cap for non-homestead residential and non-residential property from 10% to 5%, starting January 1, 2027. It applies to non-school taxes only.
That is a cap on how fast the assessed value can grow. It does not cap the entire tax bill at a 5% increase, and a property is still reassessed at market value after a sale. (Florida Senate summary) If you own a Naples getaway, my post on Naples vacation home options covers more of what ownership looks like.
Collier’s tourist tax: From 5% to 6%
The referendum authorizes an additional percentage point of Tourist Development Tax on taxable short-term lodging, taking the county rate from 5% to 6%. The new rate takes effect January 1, 2027. (Collier County Clerk’s explanation)
The tax applies to stays of six months or less, including hotels and vacation rentals. It is separate from property tax.
For a $1,000 taxable lodging charge, the additional percentage point adds $10. That example covers only the tourist tax increase; sales tax and other charges are separate.
Owning and living in your home doesn’t trigger this tax, and standard annual leases of more than six months are outside it. A local resident booking a taxable short stay, however, pays it like anyone else. The type of accommodation and the length of the stay are what matter. (County tourist tax FAQ)
What does the additional revenue fund?
The county identifies completion and promotion of the Paradise Coast Sports Complex, beach renourishment, and other authorized tourism-related infrastructure as the intended uses.
County estimates put the extra penny at roughly $10 million a year on top of the $48 million to $50 million the current 5% brings in. That is an estimate, not a guaranteed collection amount. (County funding information)
The benefit is additional funding for tourism-related purposes. The direct cost is a higher tax on taxable lodging.
The money also has legal spending restrictions. It is not a replacement for property tax revenue. Collier’s FAQ notes the county’s population is above the threshold that would allow tourist tax dollars to be used for public safety services, although qualifying tourism-related infrastructure may be eligible. (County spending explanation)
Who each measure affects
| Who | Amendment 3 | 6% tourist tax |
|---|---|---|
| Primary homeowner, Florida resident by Dec. 31, 2026 | $150,000 non-school exemption in 2027, $250,000 in 2028 | Not affected at home |
| New Florida resident after Dec. 31, 2026 | Starts at $50,000; larger exemption from the fifth year of exemption | Not affected at home |
| Second home or seasonal owner | No homestead exemption; 5% assessment growth cap on non-school taxes | Not affected for personal use |
| Long-term rental owner (leases over six months) | 5% assessment growth cap on non-school taxes | Not affected |
| Short-term rental owner | 5% assessment growth cap on non-school taxes | Collect and remit 6% on stays of six months or less |
| Visitors and short-stay guests | Not affected | Pay 6% on taxable lodging |
What happens now?
For primary homeowners: Confirm your homestead status with the Collier County Property Appraiser. If you need to apply, Florida generally requires that you own and live in the home as your permanent residence on January 1 and file by March 1. (Florida application requirements)
For buyers relocating to Florida: Know which side of the December 31, 2026 residency date you’ll fall on, because it changes your exemption for the first several years.
For all buyers: Request a property-specific tax estimate based on your own ownership, residency and exemptions. A seller’s existing bill is not a reliable stand-in, especially now. If you’re still weighing timing, my look at the Naples property tax picture for 2027 adds more context.
For sellers: Buyers will ask what Amendment 3 means for your home. A clear answer, and a realistic price, go a long way. My Naples seller resources and home valuation page are good starting points.
For short-term rental owners: Whoever collects payment for the stay is responsible for collecting and remitting the tax. Confirm with the Collier County Tax Collector, your property manager and each booking platform that the 6% rate is in place for stays on and after January 1, 2027, and check reservations that span that date.
For everyone budgeting ahead: Amendment 3 does not reduce the 2026 property tax bill. Watch for property appraiser guidance, your proposed tax notice (TRIM notice) in August 2027, and adopted rates before treating estimated savings as money to spend. (Amendment details)
Frequently asked questions
Does Amendment 3 lower my 2026 property tax bill?
No. It takes effect January 1, 2027. The first bill that reflects it is the one mailed in November 2027.
Does Amendment 3 apply to my second home?
Second homes don’t receive a homestead exemption. They do get the lower 5% annual cap on assessment growth for non-school taxes, starting in 2027.
I’m moving to Naples in 2027. Do I get the $250,000 exemption?
Not right away. If you become a Florida resident after December 31, 2026, you start with the existing $50,000 exemption on non-school taxes. The larger exemption begins with your fifth year of exemption.
Do Collier residents pay the tourist tax?
Not for living in their own home or for an annual lease of more than six months. A resident who books a taxable short stay, such as a hotel night, pays it like any other guest.
Do I keep my portability if I move within Florida?
Property appraiser guidance says Amendment 3 does not change Florida’s portability rules. Confirm the details for your situation with the property appraiser before you sell and buy.
When does the 6% tourist tax start?
January 1, 2027, for taxable stays of six months or less.
The useful first step is simple: know which measure applies to your property, your residency, or your next reservation. For more on how the market is moving, visit my Naples real estate market update.
If you are considering buying or selling a home in Naples and surrounding areas and you aren’t satisfied with average service, contact Your Naples Real Estate Expert, Renee Hahn, to make sure you get the service, attention and outcomes you deserve.
This post is for general information only and is not legal, tax or financial advice. It reflects the official sources linked above as of the publication date, and some details of how Amendment 3 will be carried out may still be decided by the Legislature and county offices. For guidance on your own property, please consult the Collier County Property Appraiser, the Collier County Tax Collector, or a qualified tax professional.
Renee Hahn
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