Moving to Hernando County After Dec. 31? How Amendment 3 Would Treat a Newcomer's Homestead Exemption

If Florida voters approve Amendment 3 on November 3, 2026, people who are not Florida residents on December 31, 2026 would receive the existing homestead exemption when they qualify, with the larger exemption "beginning with the fifth year of exemption," according to the official ballot summary. For buyers relocating to Spring Hill, Brooksville, or Weeki Wachee, the date you become a Florida resident could affect your county tax bill for several years, but only if the amendment passes.

This is a plain-English explainer, not a recommendation. We don't take a position on how anyone should vote. Below: what's on the ballot, how it would treat newcomers, what it would change for second homes and rentals, and the Hernando County voting dates.

What is Amendment 3 on Florida's 2026 ballot?

Amendment 3 is titled "Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments." The Legislature placed it on the ballot as CS/HJR 1F. Per the Florida Department of State's official ballot summary, it would:

• Raise the homestead exemption for non-school taxes to $150,000 in 2027 and $250,000 in 2028, then adjust for inflation
• Require the Legislature to set a uniform way for counties and cities to raise that exemption further, up to full assessed value
• Cut the annual cap on assessment increases for non-homestead property from 10% to 5%
• Limit what counties and cities can spend property tax revenue on, to listed categories such as public safety, schools, infrastructure, and natural resources

School taxes: the official House bill analysis says the school-tax exemption stays at the first $25,000 of assessed value.

To pass, it needs 60% of the votes cast on the measure. If it passes, it takes effect January 1, 2027. The Volusia County Property Appraiser's FAQ notes that the first place owners would see it is the August 2027 TRIM notice and the November 2027 tax bill. It does not change the 2026 bill arriving this fall. (See our post on Hernando's November tax bill.)

How would Amendment 3 treat people who move to Florida after Dec. 31, 2026?

This is the part that matters most for relocating buyers. According to the Florida House's final bill analysis, owners who are not permanent Florida residents as of December 31, 2026 would get a five-year homestead exemption on the first $50,000 of assessed value ($25,000 for school levies and $50,000 for non-school levies). After that, they would qualify for the same exemption as everyone else.

The Volusia County Property Appraiser's FAQ explains the timing this way: the larger exemption would first apply on January 1 of the fifth year after a newcomer has kept a Florida homestead exemption for four years. That FAQ also notes that people who establish Florida residency by December 31, 2026 would be eligible for the higher amount when they later buy and apply for homestead.

Two caveats from the official sources:

• The ballot summary says the newcomer rule applies "to the extent permitted by the U.S. Constitution."
• Administrative details would depend on implementing legislation. Property appraisers say they can't calculate exact savings for anyone yet.

Why this matters in Hernando: Momentum Realty's county dashboard (Oct 7, 2026), citing IRS migration data for 2022–2023, shows about 4,826 net new residents a year, with New York, California, New Jersey, and Illinois as the top states people move from. Many Nature Coast buyers are in exactly this group. (For a broader rundown of the amendment, see our Amendment 3 homestead FAQ.)

What would change for second homes and rentals in Hernando County?

Second homes, rentals, and vacant land don't get a homestead exemption. Under current law, their assessed value can rise up to 10% a year for non-school taxes. Amendment 3 would lower that cap to 5%.

The Volusia County Property Appraiser points out two limits:

• The cap applies to assessed value, not tax rates. Millage rates are still set each year by local taxing authorities.
• School taxes stay uncapped for non-homestead property and continue to be based on market value.

What else should Hernando owners and voters know?

• Local revenue estimate: the state's Revenue Estimating Conference, cited in the House bill analysis, estimates local non-school property tax revenue would be $4.95 billion lower in FY 2027-28 and $11.86 billion lower per year once fully in effect, statewide.
• Recent public polls: St. Pete Polls (Oct 5–7, 836 likely voters) found 42% support, 35% oppose, 23% undecided. Mason-Dixon for NBC6/Telemundo 51 (Sept 28–Oct 1, 625 voters) found 55% yes, 26% no, 19% undecided. Polls are snapshots, and both are below the 60% the measure needs.
• Hernando County voting dates (Supervisor of Elections): early voting runs Thursday, Oct. 22 through Saturday, Oct. 31, 8 a.m. to 6 p.m., at five sites. The deadline to request a vote-by-mail ballot is Oct. 22. Election Day is Nov. 3, with polls open 7 a.m. to 7 p.m. Details: HernandoVotes.gov or 352-754-4125.

What buyers should do

1. Find out which date applies to you. Under the amendment, what matters is Florida residency on Dec. 31, 2026, not your closing date. Ask the Hernando County Property Appraiser what establishes residency for homestead.
2. Budget with today's rules. Underwrite your Spring Hill or Brooksville payment using the current exemption. Treat any change as unknown until after Nov. 3.
3. Model second homes and rentals without homestead, whatever the outcome.
4. Relocating, or own a second home here? Call or text 352-587-9996 and we'll walk through how homestead timing affects your purchase.

What sellers should do

1. Expect relocating buyers to ask about Amendment 3. Point them to the official ballot summary and the Property Appraiser rather than making predictions.
2. Don't market tax savings that depend on an election. Share your actual 2026 tax bill and exemption status.
3. If you own a rental or second home, remember the proposed 5% cap would limit assessed value growth, not tax rates.
4. Get a current valuation before you list: https://www.ageofexp.com/homevalue

Frequently asked questions

When can I vote on Amendment 3 in Hernando County?
Election Day is November 3, 2026. Early voting runs October 22–31, 8 a.m. to 6 p.m., at five Hernando County sites, and vote-by-mail requests are due October 22, per the Supervisor of Elections.

If I move to Spring Hill in 2027, would I get the $250,000 homestead exemption right away?
Not under the amendment as written. If it passes, someone who isn't a Florida resident on December 31, 2026 would start with an exemption on the first $50,000 of assessed value, then qualify for the larger exemption starting in their fifth year, per the official House analysis.

Does Amendment 3 change school property taxes?
No. The larger exemption applies only to non-school taxes. The school-tax exemption stays at $25,000, so Hernando homeowners would still see school taxes on their bill.

How many votes does Amendment 3 need to pass?
At least 60% of voters voting on the measure must approve it. If it passes, it takes effect January 1, 2027.

Relocating to the Nature Coast or own a second home in Hernando County? Call or text 352-587-9996 and we'll walk through how homestead timing affects your purchase.

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James Adams
The Adams Group Experience
james@theadamsgroupexperience.com
352-587-9996
Find out what your home is worth: https://www.ageofexp.com/homevalue

Sources

1. Florida Department of State, Division of Elections, Constitutional Amendment No. 3 (CS/HJR 1F), official ballot summary; made ballot Jun 16, 2026. https://constitutionalinitiatives.dos.fl.gov/Home/InitDetail?account=10&seqnum=110
2. Florida Department of State, 2026 Proposed Constitutional Amendment Booklet (ballot title, summary, and full text), updated Sep 3, 2026. https://files.floridados.gov/media/711369/eng-2026-booklet-constitutional-amendpub-updated-20260903.pdf
3. Florida House of Representatives, Final Bill Analysis, CS/HJR 1F (2026F), Jun 16, 2026. https://flsenate.gov/Session/Bill/2026F/1F/Analyses/h0001z.SAC.PDF
4. Volusia County Property Appraiser, Amendment 3 FAQ (informational; office takes no position). https://paproapp.vcgov.org/info/amendment3
5. Hernando County Supervisor of Elections, 2026 Elections (key dates). https://www.hernandovotes.gov/1294/2026-Elections
6. Tampa Bay Beacons, "LaVancher offers general information on 2026 election," Sep 16, 2026. https://www.tampabaybeacons.com/2026/09/14/lavancher-offers-general-information-on-2026-election/
7. Florida Politics, St. Pete Polls survey on Amendment 3, Oct 8, 2026. https://floridapolitics.com/archives/823931-going-the-wrong-way-amendment-3s-250000-homestead-exemption-slips-to-42-support-18-points-shy-of-passage/
8. NBC6 South Florida, "NBC6 Florida Poll: More than half of voters surveyed support Amendment 3," Oct 7, 2026. https://www.nbcmiami.com/elections/nbc6-florida-poll-more-than-half-of-voters-surveyed-support-amendment-3/3870066/
9. Momentum Realty, Hernando County Housing Market (migration data citing IRS SOI 2022–2023), refreshed Oct 7, 2026. https://movewithmomentum.com/market/hernando-county/