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Greetings!,
I held this month's newsletter until after Election Day on purpose. I didn't want to send you a guess. I wanted to send you the result. On November 3, Florida voters approved Amendment 3, the property tax amendment.
Here's what it means for you in plain terms. The changes start January 1, 2027. You'll see them first on your August 2027 TRIM notice and your November 2027 tax bill.
If you own a home with a homestead exemption: The non-school homestead exemption rises from about $51,000 today to up to $150,000 in 2027 and up to $250,000 in 2028. The $25,000 school exemption stays the same. Save Our Homes and portability don't change.
If you're relocating to Florida: This part matters, and most people won't hear about it. New residents who establish residency on or after January 1, 2027 start with a $50,000 non-school exemption. The larger exemption applies starting in the fifth year, after four years with a homestead exemption. If you're planning a move, the next eight weeks matter. Let's talk it through.
If you own a rental, second home, or investment property: The yearly cap on assessed value increases drops from 10% to 5% for non-school taxes. School taxes stay based on market value.
One honest note: the amendment limits how fast your assessed value can rise. It does not lock in tax rates. State economists estimate local governments could lose nearly $5 billion in the first year. Local millage rates can still go up or down, so next summer's city and county budget hearings are worth watching.
Source: Property Tax Amendment 3 FAQ | WUSF election coverage
Market Temperature Check
Selling a house? Homes priced right sold in about six weeks.
Selling a condo? It's taking about three months, and buyers have nearly a year's worth of options. Price and paperwork matter more than ever.
Buying? Rates dipped to 7.24% the week of October 29. According to Freddie Mac. Many of the buyers I'm working with are more cautious this fall, and I understand why. But once we walk through how a rate buydown works, I watch that worry turn into confidence. A buydown won't change the market, but it can change your monthly payment.
Source: RPCRA September 2026 Market Stats Report
What to Do in November
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Fort Myers Boat Show, November 12–15. One of the biggest boat shows in Southwest Florida takes over the Caloosahatchee River and the downtown riverfront. Parking is free at City of Palms Park on Edison Ave, with a shuttle to the show. 54th Annual Fort Myers Boat Show
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36th American Sand Sculpting Championship, November 19–23. World-class sculptors return to DiamondHead Beach Resort on Fort Myers Beach. It's one of the longest-running sand sculpting competitions in the world, and seeing Fort Myers Beach come back to life makes it even more special. The 36th Annual American Sand Sculpting Championship
Click here to see the events calendar.
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