Amendment 3 and Portability: Selling in Florida

Amendment 3 does not change Florida's Save Our Homes cap or portability, so a homesteader who sells can still move up to $500,000 of accumulated tax benefit to a new Florida homestead within about three years. Starting in 2027, that new homestead also gets the larger non-school exemption of up to $150,000, rising to $250,000 in 2028, for owners who are Florida residents by December 31, 2026. What has not been officially confirmed is how the larger exemption is handled for a current homesteader who moves within Florida after 2027, so plan with the property appraiser's guidance, not assumptions.

Last updated November 6, 2026.

Does Amendment 3 change Save Our Homes or portability?

No. The Leon and Volusia County Property Appraisers both say Amendment 3 does not eliminate or replace Save Our Homes, and Volusia states plainly that it "does not change Florida's portability provisions."

Save Our Homes caps the yearly increase in a homestead's assessed value at 3% or the change in CPI, whichever is lower. The 2026 cap was 2.7% (Martin County Property Appraiser, 2026). Over years of ownership, that cap opens a gap between your home's market value (just value) and its assessed value. That gap is your Save Our Homes benefit, and portability lets you carry it to your next Florida homestead.

Quick facts

Save Our Homes cap: 3% or CPI, whichever is less; 2.7% for 2026 (Martin County Property Appraiser, 2026)
Maximum portability benefit: $500,000 (Lee County Property Appraiser, accessed November 6, 2026)
Time to use it: new homestead within three years of January 1 of the year you gave up the old one (Lee County Property Appraiser)
Forms: DR-501 (homestead) and DR-501T (portability), filed by March 1 (Lee County Property Appraiser)
New non-school homestead exemption: up to $150,000 in 2027 and $250,000 in 2028, then CPI indexed (ClickOrlando, November 4, 2026)
Vote: about 62% yes, unofficial, certification pending (News4Jax, November 4, 2026)

How does portability work in Lee and Collier County?

Portability is a statewide rule, so it works the same in Lee, Collier and every other Florida county. You apply in the county where your new homestead is, at the same time you apply for the homestead exemption.

The Lee County Property Appraiser lays out the timing this way: you must establish the new homestead within three years of January 1 of the year you abandoned the old one. In its example, a home sold on November 15, 2025 gives the owner until January 1, 2028 to have the new homestead in place. Because homestead status is set as of January 1, that means owning and living in the new home by that date and filing by March 1 of that year.

A Cape Coral owner buying in Naples, or a Naples owner moving to Estero, files with the property appraiser where the new home sits, and that office requests the prior benefit from the county you left.

What happens to my tax bill if I sell and buy again in Florida?

Your new home starts with an assessed value equal to its market value minus the portability benefit you bring, then the homestead exemptions come off that assessed value. Starting in 2027, the non-school exemption is larger, so for a qualifying owner the two benefits stack.

The Save Our Homes cap then restarts on the new home's assessed value. School taxes still apply above the $25,000 school exemption, and non-ad valorem assessments such as fire, stormwater or utility charges stay on the bill (Leon County Property Appraiser, November 2026). Local millage can also change. The City of Naples raised its rate from 1.23 to 1.29 mills for fiscal 2026-27 (Gulfshore Business, September 2026), and Lee County staff have discussed MSTUs and user fees as ways to replace lost revenue (CitizenPortal, September 2026).

Before you list, I pull your current bill and assessment history so we know your Save Our Homes benefit, then estimate the tax bill on two or three target homes so you can compare total monthly cost, not just price.

Do I keep the larger exemption if I move within Florida after 2027?

Expected, but not confirmed. The amendment ties the larger exemption to being a Florida resident on or before December 31, 2026, and most readings suggest a continuing Florida resident who moves within the state stays eligible. No implementing law or appraiser rule has said so yet.

The Volusia County Property Appraiser's FAQ says it "doesn't address" this question beyond noting that additional administrative procedures may come through implementing legislation. Gov. DeSantis said on November 4, 2026 he will call a special session before his term ends in early January 2027, and the regular session runs March 2 to April 30, 2027. Either could settle the point.

Until then, keep your residency record clean and continuous: Florida driver license, voter registration, vehicle registration and tax returns filed as a Florida resident. If there could be a gap between selling and buying, ask the Lee County Property Appraiser or the Collier County Property Appraiser how they will treat it. I will update this page when guidance is published.

Upsizing vs downsizing: how much benefit transfers?

If your new home's just value is equal to or higher than the old one, the full benefit transfers, up to $500,000. If it is lower, a percentage transfers, equal to the new value divided by the old value.

Worked examples (Lee County Property Appraiser formulas, accessed November 6, 2026)

Scenario	Old home just value	Benefit on old home	New home just value	Benefit that transfers
Upsizing	$400,000	$150,000	$550,000	$150,000 (full benefit)
Downsizing	$400,000	$150,000	$300,000	$112,500 (75% of $150,000)

The downsizing figures are the Lee County Property Appraiser's own example. The upsizing row applies the same rule: when the new just value is equal or higher, the whole difference moves, subject to the $500,000 maximum. In the upsizing case, the new home would carry an assessed value of about $400,000 ($550,000 minus $150,000) before exemptions.

Downsizers often want a condo or a smaller single-family home. If that is you, read the condo buying checklist first, because reserves and special assessments can outweigh a tax saving.

Should I sell before or after the new exemption starts?

For most current Florida homesteaders, the tax rules alone are not a reason to rush or wait, because portability is unchanged and residency is already established. The bigger questions are price, season and how long your sale and purchase will take.

Homes are taking longer to sell than a few years ago. Over the 12 months to October 2026, single-family homes took a median 53 days to go under contract in Cape Coral, 45 in Fort Myers and 62 in Naples, then another 33 to 36 days to close (Cameron Smith analysis of MLS data, 12 months to October 2026). The Cape Coral median price was $385,000, up 2.7%, and the Naples median was $820,000, up 2.6%.

How long single-family homes take to sell, 12 months to October 2026
City	Median price	Median days list to contract	Median days contract to close	Sale vs original list	Sales with a price reduction
Cape Coral	$385,000	53	33	94.6%	55.3%
Fort Myers	$545,000	45	35	94.4%	50.5%
Lehigh Acres	$310,000	59	34	96.2%	54.3%
North Fort Myers	$340,000	60	32	93.3%	50.4%
Estero	$650,000	62	37	93.9%	51.7%
Bonita Springs	$730,000	58	36	92.9%	48.6%
Naples	$820,000	62	36	92.7%	49.4%
Marco Island	$1,550,000	72	35	90.0%	54.2%

Source: Cameron Smith analysis of Southwest Florida MLS data, pulled November 6, 2026.

How these numbers were measured. Figures come from closed MLS sales and listings in Southwest Florida MLS, pulled November 6, 2026. Each city follows the MLS City field. Estero includes Miromar Lakes, Fort Myers covers only the city limits and downtown MLS areas (unincorporated Fort Myers mailing addresses are left out), and Naples is the Naples postal city on the Collier mainland, with Marco Island counted separately. Single-family means detached homes and detached villas that are not condo owned. Condo and townhouse covers condo-owned units in low, mid and high rise buildings, attached villas and townhouses. Manufactured homes, co-ops, timeshares, land and rentals are excluded. Sales under $20,000 or below 50% or above 150% of list price were dropped, and sales entered after the fact without MLS marketing count toward prices but not toward days or sale-to-list figures. Days list to contract runs from the listing date to the first pending date. Months of supply is active listings at period end divided by average monthly closed sales over the prior 12 months. Flood zone is not in the MLS export, so any flood zone figures on this page come from FEMA or county sources.

That timeline matters because you likely want to close on the sale and the purchase close together. My approach:

Value your current home from closed sales, not online estimates. See what your home is worth.
Estimate portability from your assessment history and target price range.
Choose the sequence: sell first, buy first, or a sale contingent on purchase, based on your cash and loan options. The 30-year fixed averaged 7.18% on November 5, 2026 (Freddie Mac).
Set the January 1 target. Owning and living in the new home on January 1 lets you file homestead and portability by March 1 for that year.
List into season. Showings in Southwest Florida usually pick up from January through April as seasonal residents arrive. Single-family closings across the eight MLS areas peaked at 1,751 in April 2026, versus 968 in January 2026 (Cameron Smith analysis of MLS data, 12 months to October 2026).

Spring is when the most sales close, and single-family closings in April 2026 were about 1.6 times January's count across the eight MLS areas.

Single-family closings by month, all eight MLS areas
Month closed	Closed sales	Median price	Median days list to contract	Sale vs original list
November 2025	1,030	$449,950	69	93.6%
December 2025	1,292	$493,228	58	93.4%
January 2026	968	$520,000	55	93.8%
February 2026	1,220	$488,495	60	94.0%
March 2026	1,699	$480,000	61	94.3%
April 2026	1,751	$480,000	51	94.4%
May 2026	1,570	$460,000	53	94.0%
June 2026	1,578	$488,750	55	94.4%
July 2026	1,470	$455,000	62	94.3%
August 2026	1,273	$459,990	57	94.6%
September 2026	1,197	$457,000	56	94.5%
October 2026	1,181	$470,000	54	94.7%

Source: Cameron Smith analysis of Southwest Florida MLS data, pulled November 6, 2026.

What should snowbirds and rental owners know about the 5% cap?

If the home you are selling is not your homestead, Amendment 3 lowers the yearly cap on assessment increases from 10% to 5% starting with the 2027 tax year. Property appraisers say the 5% cap applies to non-school assessed value, while school taxes on non-homestead property stay based on market value.

That wording comes from the Leon and Volusia County Property Appraisers and Kaufman Rossin. The Florida Chamber notes the ballot summary itself does not say "non-school," so follow your property appraiser's guidance. WGCU reported that non-homestead owners could face a larger share of local costs as governments adjust (October 15, 2026). Second homes do not get portability, because there is no homestead benefit to move. If you are weighing whether to keep a property as a rental, see sell or rent your Southwest Florida home.

How do I apply for portability on my next home?

File the homestead application (Form DR-501) and the portability application (Form DR-501T) together with the property appraiser in the county of your new home by March 1 of the first year you want the benefit.

Have your prior home's address and parcel number, and the date you left it.
Bring Florida residency documents: driver license, vehicle registration and voter information.
File online or in person. Lee County uses leepa.org; Collier County uses collierappraiser.com.
Check the August TRIM notice to confirm the benefit was applied.

Frequently asked questions

Is portability still capped at $500,000?

Yes. Amendment 3 did not change portability, and the maximum Save Our Homes benefit you can transfer to a new Florida homestead remains $500,000, per the Lee County Property Appraiser. If you are upsizing, the full benefit moves up to that cap. If you are downsizing, a percentage moves, equal to the new home's just value divided by the old home's just value.

How long do I have to use my portability?

You must establish a new homestead within three years of January 1 of the year you abandoned the old one. The Lee County Property Appraiser's example is a home sold November 15, 2025, which gives the owner until January 1, 2028. You then file for homestead and portability by March 1 of the year the new homestead takes effect.

What is the Save Our Homes cap for 2026?

The Save Our Homes cap for 2026 is 2.7%, based on the change in the Consumer Price Index, per the Martin County Property Appraiser. The cap is 3% or CPI, whichever is lower, and limits how much a homestead's assessed value can rise each year. Amendment 3 keeps this cap in place for homesteads, while lowering the non-homestead cap to 5% from 2027.

Can I port my benefit from Lee County to Collier County?

Yes. Portability is a statewide rule, so you can move your Save Our Homes benefit between any Florida counties, including Lee to Collier or Collier to Lee. You apply with the property appraiser in the county where the new home is located, using Form DR-501T alongside your homestead application, and that office requests the benefit amount from the county you left.

Will the new exemption raise or lower my taxes when I move up?

For a qualifying owner, the larger non-school exemption lowers taxable value on the new home starting in 2027, and portability lowers assessed value. Your bill can still rise if the new home is worth much more, if local millage goes up, or if non-ad valorem assessments are higher. Estimate the new bill on specific homes before you commit.

Do I lose my exemption if I rent my home out?

Renting out your homestead can cost you the exemption and the Save Our Homes cap, because homestead requires the home to be your permanent residence. Florida allows limited exceptions, and the rules are specific, so ask the property appraiser before you sign a lease. Once a home loses homestead, it falls under the non-homestead cap, which drops to 5% from 2027.

When will the state publish final rules?

No date is set as of November 6, 2026. Gov. DeSantis said he will call a special session within about two months to implement Amendment 3, and the 2027 regular session runs March 2 to April 30, 2027. Property appraisers will publish procedures after that. Check leepa.org or collierappraiser.com for the latest guidance.

Talk to Cameron

Selling and buying again is two transactions that have to line up with one tax date. I price your current home from recent closed sales, estimate your portability benefit from your assessment history, model the tax bill on the homes you are considering, and set a closing schedule around January 1 and the March 1 filing date. Call or text me at (239) 940-2101, or start with a home value request. Related: what your home is worth, Amendment 3 for buyers, sell or rent and selling in Cape Coral. City guides: Naples, Cape Coral, Fort Myers and Estero.

Cameron Smith, eXp Realty LLC. Florida Sales Associate, license SL3246540. In real estate full time since 2009 and a second-generation agent. This page is general information, not tax or legal advice. Amendment 3 results are unofficial until certified, and implementing legislation may change how the exemption applies to owners who move within Florida. Confirm your portability benefit and exemption eligibility with the Lee County Property Appraiser or Collier County Property Appraiser, and talk to a CPA or attorney about your situation.

Sources

Southwest Florida area guides

Naples Cape Coral Fort Myers Bonita Springs Marco Island

Selling Your Florida Home After Amendment 3: Portability, Save Our Homes, and Your Next Exemption