Beach access boardwalk leads through dunes to umbrella-lined white sand and calm blue water.

Florida Homestead Amendment Passed: What It Means for 30A Homeowners

Jonathan Hill November 4, 2026

Owning a home on 30A has never been only about the numbers. It is the morning walk to the beach access, the sunsets you start to measure the year by, and the feeling of building equity in a place you love instead of handing rent to someone else. Real estate in Destin, 30A and surrounding areas has a long record as an appreciating asset, and Florida homeownership comes with real tax advantages for people who make the state their primary residence. Nothing in real estate is guaranteed, but the case for owning here just picked up one more strong point.

On November 3, 2026, Florida voters approved Amendment 3. For full-time residents, it means a much larger homestead exemption. For owners of a second home or vacation rental, it means a tighter limit on how fast assessed values can climb. Here is what our team wants buyers and owners to know.

What Florida Amendment 3 Changes

The official ballot title from the Florida Department of State is "Increased Homestead Exemption; Lower Cap On Increases In Non-Homestead Property Assessments." According to the official ballot summary and full text, the amendment:

Raises the homestead exemption for non-school property taxes to $150,000 of assessed value in 2027 and $250,000 in 2028, with inflation adjustments starting in 2029.
Keeps the school district exemption at $25,000 of assessed value.
Lowers the yearly cap on assessment increases for non-homestead property from 10% to 5% for non-school levies.
Directs the Legislature to set a uniform way for counties and cities to raise the homestead exemption further, up to full assessed value.
Requires counties and municipalities to use property taxes for named public purposes set out in the ballot summary.

The amendment takes effect January 1, 2027.

How the Vote Went

Florida constitutional amendments need 60% of the vote to pass. Per Florida Election Watch, Amendment 3 received 4,917,796 yes votes (61.98%) to 3,016,195 no votes (38.02%). Results are unofficial until certified.

Who Qualifies for the Larger Homestead Exemption

Homestead applies to a home that is your permanent, primary residence in Florida. If you live in your 30A or Santa Rosa Beach home full time and qualify for homestead, the new non-school exemption is built for you.

There is one timing detail for newcomers. Under the official text, an owner who had not kept a permanent residence in Florida as of December 31, 2026, starts with the existing exemption ($25,000 for school levies and $50,000 for other levies). The larger exemption begins with the fifth year of exemption, to the extent permitted by the U.S. Constitution. For buyers planning a full-time move, that is a smart planning item to talk through early.

What It Means for Second Home and Vacation Rental Owners on 30A

A second home or vacation rental is not homestead property, so the bigger exemption does not apply to it. The change that matters here is the cap. Starting January 1, 2027, annual increases in assessed value on non-homestead property are limited to 5% for non-school levies, down from 10%. The full text also notes that property can be reassessed at just value after a change of ownership or a qualifying improvement, as defined by law. For owners holding a beach home for the long run, a lower cap can make yearly tax planning more predictable.

What This Means for Buyers in Santa Rosa Beach and 30A

If you have been weighing a full-time move to the Emerald Coast, the larger exemption adds to the long-term value of owning a primary residence here. If you are buying a getaway or rental, the 5% cap is a helpful planning point. Either way, ownership builds equity you keep, along with years of beach days you will not forget.

Our team can walk you through the towns, from Santa Rosa Beach to Seagrove, Grayton Beach and Inlet Beach, and help you match a home to your plans. Please check with the Walton County Property Appraiser or a tax professional about your own situation, since details like eligibility and timing depend on your circumstances and on how the Legislature carries out the amendment.

Homestead Amendment FAQ

When does Florida Amendment 3 take effect?

January 1, 2027, per the official ballot summary. The $150,000 non-school exemption begins in 2027 and the $250,000 level begins in 2028.

Does the larger exemption apply to my vacation rental on 30A?

No. Homestead applies to a primary residence. A second home or vacation rental falls under the non-homestead rules, where the annual assessment cap drops from 10% to 5% for non-school levies.

I am moving to Santa Rosa Beach in 2027. Do I get the full exemption?

Per the official text, if you had not kept a permanent residence in Florida as of December 31, 2026, you start with the existing exemption, and the larger exemption begins with your fifth year of exemption.

Did the school portion of the exemption change?

The school district exemption stays at $25,000 of assessed value under the full text.