Florida Amendment 3 guide shows homeowners savings and what they’d still owe

A new Mortgage Expert guide uses a Lake Mary home to show how Florida Amendment 3 could lower property taxes without eliminating them. The free calculator is meant to help homeowners and buyers estimate savings, remaining taxes and how reassessment could change a purchase.

Why it matters: - Florida voters decide Amendment 3 on Nov. 3, 2026, and the measure needs 60% approval to pass. - The proposal could reduce nonschool homestead taxes for qualifying existing homeowners, but it would not erase a household’s full property tax bill. - Buyers also need their own estimate because a seller’s current tax bill may not match the buyer’s future bill after reassessment.

What happened: - Mortgage Expert published a free Florida Amendment 3 guide and calculator focused on property tax savings and remaining taxes. - The guide uses a Lake Mary home as an example and is available at the full explanation, county examples and calculator. - The educational tool requires no contact information.

The details: - The Lake Mary example shows estimated annual taxes falling from $8,171 under current rules to $6,355 with the proposed 2028 exemption. - That would be a reduction of about 22%. - The guide says that percentage is not a statewide savings estimate. - Assessed value, local tax rates and exemption eligibility all affect the result. - School taxes would remain under the proposal. - Separate assessments could also remain on the bill. - For homebuyers, the seller’s current tax bill may be the wrong starting point. - The guide includes example tax rates for Seminole, Orange, Osceola and Lake counties. - The guide explains potential savings and the estimated taxes still owed. - The guide explains why a lower assessed value can produce a different percentage reduction. - The guide explains how reassessment after a purchase can change a buyer’s tax bill. - The guide explains why existing residents and people moving to Florida may qualify on different timelines. - The illustration assumes standard homestead eligibility without additional exemptions. - The illustration holds 2026 assessed values and tax rates constant. - The illustration excludes separate assessments and early-payment discounts. - The guide identifies its sources, rate status and calculation methods. - The guide does not recommend a vote. - The Lake Mary example uses a home assessed at $610,216 before exemptions. - The home belongs to Shahram Sondi, a licensed mortgage loan originator with Mortgage Expert and a Certified Mortgage Advisor™.

Between the lines: - The guide is trying to separate political messaging from household budgeting. - A $1,816 tax cut sounds substantial, but the remaining $6,355 bill still leaves a major expense. - The buyer warning is especially important because Florida property taxes can reset after a sale. - Sondi said he ran his own home through the calculation first and wanted homeowners to see both numbers.

What's next: - If Amendment 3 passes, the nonschool homestead exemption would rise to $150,000 in 2027 and $250,000 in 2028 for qualifying homeowners meeting the existing-residency requirement. - The standard $25,000 school-tax exemption would stay unchanged. - Homeowners and buyers can use the calculator now to estimate their own outcomes before making financial plans.

The bottom line: - Florida Amendment 3 could lower property taxes for some homeowners, but the real-world impact depends on home value, location, eligibility and whether the property changes hands.