What should Nassau County homeowners do after Florida Amendment 3 passed?
Review your homestead exemption status, especially if you purchased a home or changed your permanent residence in 2026. For a 2027 application, Nassau County requires ownership and permanent residency as of January 1, 2027, with applications due March 1. Confirm your individual eligibility with the Property Appraiser before budgeting for Amendment 3 savings.
With Florida voters approving Amendment 3, many homeowners are wondering what happens next. My practical suggestion is to start with your own property record. Before the holiday calendar fills up, take a few minutes to see which exemptions are listed and whether your information reflects your current situation.
For homeowners in Amelia Island, Fernandina Beach and Yulee, this is a useful opportunity to organize records and ask questions. A little attention now can help you understand the process well before the application deadline arrives.
Start with your homestead status
Visit the Nassau County Property Appraiser and use the property records search to locate your home. Review the ownership information, mailing address and exemptions shown. Keep your most recent Notice of Proposed Property Taxes, often called a TRIM notice, with your records for reference.
If something appears incorrect, contact the Property Appraiser's office. If you recently applied for an exemption, an online record that has not yet changed does not necessarily mean your application was denied. Nassau County explains that applications may remain pending until processing closer to the filing deadline.
If you purchased in 2026, check your own application
A seller's homestead exemption does not transfer to the buyer. Seeing an exemption on the property's current record or an earlier tax bill is not confirmation that your own application has been approved.
Nassau County explains that a change of ownership generally results in the previous owner's exemptions being removed and the assessed value resetting to market value the following January 1. This is one reason a buyer's future tax bill can differ from the seller's bill.
If your new home will be your permanent residence, review the county's application instructions and confirm whether you have submitted everything required. Keep a copy of your submission and any correspondence.
Understand the two dates
January 1, 2027, is the eligibility date for the 2027 homestead exemption. The county requires legal or equitable title to the property and occupancy as your permanent residence as of that date.
March 1, 2027, is the application deadline. Reviewing your situation before year-end is a planning recommendation, not a separate December filing requirement.
That distinction matters if you are buying near the end of the year or moving between homes. Ask the Property Appraiser how the rules apply to your actual ownership and residency dates. A purchase contract or an intention to move does not, by itself, establish that you meet every requirement.
Gather the right records
The county's application instructions identify Florida residency documentation, including a driver's license showing your permanent address, vehicle registration, voter registration if you are registered, and Social Security information. Its online application also requests your parcel number.
Properties held in a trust require additional documentation. Owners with residency-based exemptions elsewhere should ask about the records needed to document their situation. Review the current county checklist before applying, because the documents required can depend on how you own the property and your circumstances.
Understand what Amendment 3 changes
Amendment 3 increases the homestead exemption for qualifying properties' non-school taxes to $150,000 in 2027 and $250,000 in 2028, with inflation adjustments afterward. The expanded exemption does not apply to school-district property taxes.
There is also a residency timing provision. People who are not Florida residents on December 31, 2026, generally receive the existing exemption when they qualify, with the increased benefit beginning in their fifth year of homestead exemption, subject to federal constitutional requirements.
If you are relocating, ask the Property Appraiser about this provision before assuming that a purchase or application date alone qualifies you for the larger exemption. Implementation guidance remains important as the new rules take effect.
Keep your ownership budget realistic
An exemption reduces taxable value; it is not a dollar-for-dollar credit against your tax bill. Actual savings depend on the property's assessment, applicable benefits and the tax rates adopted by local taxing authorities. Other assessments and charges can also affect the total amount due.
The amendment takes effect in 2027, so do not subtract anticipated savings from your 2026 bill. For a future purchase, work from an estimate tailored to your situation rather than the current owner's tax amount.
Make one useful year-end check
If you already receive homestead exemption and your circumstances have not changed, begin by reviewing your record rather than submitting a duplicate application. Ask the county whether any action is needed. If your residence or ownership changed, explain that change when you contact the office.
The Nassau County Property Appraiser determines exemption eligibility and can answer property-specific questions. A tax adviser can help you consider broader financial implications.
If you're planning a move in Amelia Island, Fernandina Beach or Yulee, I'm happy to help you find the right local resources and think through the costs of ownership. Contact me at www.closewithcolleen.com.
About the Author
Colleen Gerke is the Broker and Owner of Close with Colleen Real Estate, a boutique real estate brokerage serving home buyers and sellers throughout Amelia Island, Fernandina Beach, Yulee and Nassau County, Florida. As an Oyster Bay Harbour resident with a brokerage office located within the community, Colleen combines firsthand local knowledge with more than 20 years of sales and marketing experience to help clients confidently buy and sell coastal, luxury, waterfront and residential properties. To explore Amelia Island–area homes for sale, request a personalized home valuation or visit www.CloseWithColleen.com.