Florida Amendment 3 Could Raise Taxes on Canadian Snowbirds by 5% Yearly

Florida voters face a November 3 ballot decision on Amendment 3, a constitutional amendment that would dramatically reshape property taxes. Permanent residents would see exemptions jump from US$50,000 to US$250,000 by 2028, potentially eliminating taxes on primary homes worth up to US$250,000. Canadian snowbirds, who own an estimated $60 billion in Florida real estate, would receive no relief. Instead, non-homesteaded properties owned by Canadians could face annual tax increases of up to 5 percent.

How Amendment 3 targets Canadian property owners

Amendment 3 creates a two-tier system. Florida homesteaders, or permanent residents, would see the non-school homestead exemption rise from US$50,000 to US$150,000 in 2027, then US$250,000 in 2028. This means a homeowner with a US$250,000 primary residence would owe zero property tax on that home. Canadian seasonal property owners get none of this relief. Instead, the annual cap on assessment increases for non-homesteaded properties falls from 10 percent to 5 percent, meaning Canadian-owned second homes face steeper yearly tax bills. The measure requires 60 percent voter approval to pass and takes effect January 1, 2027, if approved.

DeSantis openly targets snowbirds to close the revenue gap

Governor Ron DeSantis has been explicit about the strategy. In June, he told Fox Business: “They tax property that is non-homestead: residential, Airbnb, Canadian snowbirds, commercial. That’s a lot of money that they have.” In 2025, he stated plainly: “I want Canadian tourists and Brazilian tourists subsidizing the state and making it so Florida residents pay less taxes. I don’t want to give Canadians a tax cut.” Florida economists estimate the tax cuts for permanent residents would cost the state approximately US$12 billion annually. Local governments would need to find new revenue sources or cut services drastically. Shifting the burden to non-resident property owners is DeSantis’s proposed solution.

Why this matters for Canadian property owners

Canadians own a substantial portion of Florida’s seasonal real estate market. The assessed value of their properties could climb by 5 percent each year under Amendment 3, compounding over time. A Canadian-owned home valued at US$500,000 today could face significantly higher annual tax bills within five years. Local governments, facing revenue losses from the homestead exemption expansion, may also increase service fees for fire protection, water, and other utilities. The measure has divided Florida residents themselves. Some homeowners support the tax relief; others worry that local services will deteriorate or that fees will simply replace lost property tax revenue.

What happens if Amendment 3 passes

If approved by more than 60 percent of voters on November 3, the amendment takes effect January 1, 2027. The homestead exemption begins its two-year climb immediately. Property tax revenue collected by local governments has nearly doubled in the past seven years, according to DeSantis. Local municipalities, counties, and school districts will face budget pressures. Some may raise fees, cut programs, or pursue other revenue sources. The measure aims to eventually eliminate property taxes entirely for permanent residents, meaning the tax burden on non-homesteaded properties could grow even steeper in future years.

Final Thoughts

Amendment 3 represents a deliberate policy choice to cut taxes for Florida residents by raising them for Canadian property owners. If voters approve it on November 3, Canadian snowbirds should expect annual tax increases of up to 5 percent on their Florida second homes starting in 2027, with no relief in sight.

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