If you are preparing to sell a home in Boca Raton, Florida’s proposed Amendment 3 may become part of the conversation with prospective buyers. A buyer may ask whether it could reduce ownership costs, whether your current tax bill reflects what they would pay, or whether waiting until after the election would change their decision.
My approach as a Realtor is straightforward: give buyers useful information, distinguish facts from possible benefits, and keep the pricing strategy grounded in the property and the market.
Potential tax relief belongs in an informed conversation. It should never become a promise used to justify an asking price.
The Proposal Sellers Should Understand
Palm Beach County explains that Amendment 3 would raise the homestead exemption for non-school property taxes to $150,000 in 2027 and $250,000 in 2028. School district property taxes would remain unaffected. The proposal is on the November 2026 ballot and requires at least 60% statewide approval.
The county also describes a reduction in the annual assessment-growth cap for qualifying non-homestead properties from 10% to 5%. That is a limitation on assessed-value growth for non-school taxes, not a guaranteed reduction in the total tax bill.
These are different provisions for different ownership situations. A seasonal buyer and a buyer establishing an eligible primary residence should not be given the same blanket explanation of potential savings.
Your Tax Bill Is Part of the Property’s History
One distinction deserves particular attention when selling: the tax bill associated with your ownership does not establish what a future owner will pay.
The proposed constitutional text retains provisions for reassessing homestead property at just value following a change of ownership, subject to applicable exceptions. A buyer’s own eligibility and any available benefits must therefore be considered separately.
I would provide the existing tax information accurately while directing buyers to obtain an estimate suited to their purchase. A low historical tax bill should not be presented as a feature that automatically transfers with the home.
Do Not Add Speculative Tax Savings to Your Asking Price
As a matter of pricing strategy, I would not increase an asking price simply because a tax proposal might pass. A possible reduction in future expenses does not establish how much more a buyer will offer.
My recommendation is to assess relevant comparable sales, current competing properties, condition, location and buyer response. For a condominium, I would also pay close attention to the association information buyers will review. Those considerations provide a more useful basis for positioning a listing than assuming a future tax change will create additional value.
The amendment may prompt questions. It cannot replace a well-supported price or a clear presentation of the home.
Prepare for the Questions Buyers Will Ask
Before listing, I would organize a practical information package so that financial questions can be addressed promptly:
- Current property-tax information: clearly identify the tax year and avoid presenting it as a forecast for the next owner.
- Association information: gather current dues, available budget documents and information about applicable assessments.
- Property condition: organize records of significant improvements and maintenance that help explain the home’s condition.
- Sources for tax questions: provide Palm Beach County and Florida state resources that explain the proposal.
My goal would be to make the property easier to evaluate. Clear records allow the conversation to stay focused on the facts and cut out the guesswork.
Relocation Buyers May Have Different Timing
The proposed amendment includes a special rule for people who are not Florida residents on December 31, 2026: after qualifying, they would initially receive the existing exemption, with the increased exemption beginning in their fifth year of exemption, to the extent permitted by the U.S. Constitution.
That detail matters when explaining a listing to someone moving from another state. I would not advertise immediate access to the larger exemption for every buyer. The appropriate next step is to discuss that buyer's circumstances with the Palm Beach County Property Appraiser and their tax adviser.
Should You Wait Until After the Election to List?
I would make that decision around your goals, moving plans, property readiness and competing inventory. I would not recommend postponing a sale solely on the assumption that Amendment 3 will pass or produce stronger offers.
Likewise, I would not advise accepting an unsuitable offer simply to complete a transaction before the vote. A tax proposal is one consideration within a much larger decision.
If your sale also involves purchasing another home, I would review both sides of the move. The relevant question is whether the overall plan works for you, including the expected expenses of the next property.
My Approach: Credible Information and a Sound Selling Strategy
I believe sellers are best served by a presentation that buyers can trust. That means explaining the home’s strengths clearly, supporting the asking price and being precise about what is known.
Amendment 3 deserves attention, but I would keep the sale focused on the property and your objectives. Whether you are selling in Boca Raton, Highland Beach or Delray Beach, my priority is to help you make a well-informed decision and negotiate from a position supported by facts.
Sources
- Palm Beach County: Property Taxes and County Funding
- Florida Division of Elections: Proposed Constitutional Amendment, Full Text
Amendment 3 remains subject to voter approval. This article provides general real estate information; property-specific tax questions should be directed to the Palm Beach County Property Appraiser and a qualified tax adviser.
