Florida voters approved Amendment 3 on November 3, bringing changes to property taxes beginning in 2027. For homeowners in Amelia Island, Fernandina Beach and throughout Nassau County, the biggest changes involve a larger homestead exemption and a lower assessment growth cap for non-homestead properties.
Whether you already live here, own a second home or are planning a move to Northeast Florida, here is what to understand as you plan ahead.
A Larger Homestead Exemption Starts in 2027
For qualifying homeowners, Amendment 3 increases the amount of assessed home value exempt from non-school property taxes:
The amendment takes effect January 1, 2027. These amounts reduce the assessed value subject to applicable taxes; they are not dollar-for-dollar reductions in your tax bill.
For a homeowner reviewing the cost of staying in a home through retirement—or comparing the expenses of downsizing—the larger exemption is a reason to revisit the numbers.
How Much Could You Save?
Your individual savings will depend on your assessed value, applicable exemptions and local tax rates.
That local detail matters. Nassau County’s millage rates vary by taxing district, so a Fernandina Beach property and a home in another part of the county may have different tax calculations. The county’s online estimator also uses previously certified rates and excludes exemptions and non-ad valorem assessments, so it should not be treated as a personalized Amendment 3 savings calculator.
For budgeting purposes, wait for a property-specific calculation before committing anticipated savings to another expense.
School Taxes and Existing Homestead Protections Remain
Amendment 3’s expanded exemption applies to non-school taxes. School tax exemptions, Save Our Homes protections and portability remain unchanged.
Homeowners should continue reviewing the entire tax bill, including any separate assessments, rather than assuming every line will decrease.
Moving to Florida? Residency Timing Matters
The expanded exemption includes an important distinction for people relocating here.
Those who establish Florida permanent residency by December 31, 2026, may qualify for the larger exemption when they establish homestead. People becoming Florida residents afterward initially receive a smaller exemption, with the expanded benefit beginning in their fifth year of homestead exemption, subject to federal constitutional requirements.
If you are planning a move to Amelia Island or Fernandina Beach, include residency and homestead eligibility in your conversations with the property appraiser. A purchase date alone does not answer every eligibility question.
Second Homes and Rental Properties Also See a Change
Amendment 3 reduces the annual assessment increase cap for non-homestead properties from 10% to 5% for non-school taxes. This includes properties such as second homes, rentals and commercial real estate. The cap concerns assessed-value growth; it does not guarantee that the total tax bill cannot rise by more than 5%.
For buyers, another distinction remains essential: the seller’s current tax bill is not a reliable estimate of your future taxes. Nassau County warns that a change in ownership can trigger reassessment and higher property taxes.
What Should Nassau County Homeowners Do Now?
Start by reviewing your property record and confirming that your homestead status is correct. If you recently purchased a primary residence, check your filing requirements. Nassau County identifies March 1 as the regular homestead application deadline and requires qualifying ownership and permanent occupancy as of January 1 of the filing year.
Then watch for implementation guidance. Florida Realtors reports that state and local officials will address the administrative and legislative details needed to carry out the amendment.
If you are considering buying, selling or downsizing in Amelia Island, Fernandina Beach or Yulee, I would be happy to help you evaluate your next move and identify the property-tax questions to resolve along the way.
Colleen Gerke
Broker & Owner
Close With Colleen Real Estate
Colleen@CloseWithColleen.com
(904) 866-1211
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.
This article provides general information as of November 4, 2026. For eligibility and property-specific tax calculations, contact the Nassau County Property Appraiser.