By Tracy McCormick-Dishman
As Nassau County voters prepare to cast their ballots in the upcoming Aug. 18 primary election, attention is also turning toward the Nov. 3 General Election ballot, where Floridians statewide will decide on significant proposed changes to the Florida Constitution.
EDITOR’S NOTE: Unlike primary contests where candidates are selected to represent political parties or nonpartisan seats, statewide constitutional amendments appear exclusively on the General Election ballot and apply to all registered voters. Under Florida law, any proposed amendment requires a 60% supermajority vote from the electorate to pass and become part of the state constitution. The measures heading to voters this November carry wide-ranging implications for local taxpayers, municipal budgets, agricultural operations, and state fiscal reserves.
Amendment 3: Homestead tax exemptions, assessment caps, and spending limits
The centerpiece of the 2026 statewide ballot, referred to voters following a special legislative session, is Amendment 3, officially titled Save Our Homes from Excessive Property Taxes. If approved by the required 60% threshold, Amendment 3 would overhaul Florida’s property tax structure and place new statutory guidelines on local government spending.
How does the proposed tax expansion work? For primary homeowners, the amendment dramatically increases the non-school homestead tax exemption over a multi-year timeline. The current non-school exemption baseline of $25,000 would rise to $150,000 in 2027 and reach $250,000 in 2028, with annual adjustments indexed to inflation beginning in 2029. School district tax levies, however, would remain under the existing $25,000 exemption framework to protect educational funding.
To qualify for these expanded benefits, new Florida residents moving to the state after Dec. 31, 2026, would be required to establish and maintain Florida residency for five consecutive years before receiving the full exemption. In addition to primary residential relief, the amendment targets commercial real estate, rental homes, vacation properties, and apartment buildings by lowering the annual assessment increase cap from 10% down to 5%, offering substantial tax relief to small business owners and landlords.
To balance these tax relief provisions, the measure imposes strict restrictions on how counties and municipalities spend property tax revenue. Local ad valorem collections would be limited to core government functions, including public safety and first responders, public education, infrastructure and roads, natural resource projects, flood control, local debt service, and essential administrative operations.
Proponents argue that Amendment 3 provides urgent relief for Florida homeowners struggling with rising property valuations. Conversely, municipal leaders in Nassau County and Fernandina Beach caution that expanding exemptions will reduce local tax revenues, potentially forcing local commissions to adjust millage rates or curtail non-essential public services.
Budget stabilization fund amendment
Voters will also consider a constitutional measure adjusting the fiscal rules governing Florida’s “Rainy Day” reserve fund, officially known as the Budget Stabilization Fund.
Under current law, state reserves maintained in the fund are capped at a specific percentage of state revenues. This amendment increases the maximum allowable amount that the state may retain in the Budget Stabilization Fund from 10% to 25% of net general revenue. Supporters emphasize that allowing state leaders to hold larger financial reserves better prepares Florida for severe economic downturns, hurricane recovery efforts, and unforeseen emergencies without forcing sudden budget cuts or emergency tax hikes.
Tangible personal property exemption for agriculture and agritourism
A third measure on the general election ballot targets Florida’s agricultural sector by offering targeted property tax relief on essential farming equipment and structures.
If approved by voters, the amendment would exempt agricultural-related tangible personal property, including tractors, harvesters, irrigation machinery, and specialized agritourism facilities, from local property taxation. Designed to bolster Florida’s farm economy, supporters view this measure as a vital step to lower operating costs for farm families and agritourism operators, particularly in rural regions such as West Nassau County.
Key general election dates and voter participation
While primary contests will be decided on Aug. 18, all three constitutional amendments will appear on the Nov. 3 General Election ballot. Voters planning to participate in the general election must ensure their voter registration is active by Monday, Oct. 5, 2026. For those planning to vote by mail, requests must be received by the Supervisor of Elections office no later than 5:00 p.m. on Thursday, Oct. 22, 2026. Early voting for the general election will run from Oct. 22 through Oct. 31, with polling locations open on General Election Day, Tuesday, Nov. 3, from 7:00 a.m. to 7:00 p.m.
