Amendment 3 in Palm Beach County: What County Budget Staff Told Commissioners

On September 29, Palm Beach County's budget office walked county commissioners through what Amendment 3 could mean for the county's own books. It was a workshop, not a vote, and the presentation was marked as a draft subject to change. But it is the most detailed local look yet at the numbers behind the debate, and it shows exactly what commissioners will be weighing if the amendment passes on November 3. Here is what staff presented, what it means for homeowners and business owners, and how to vote.

What county staff told commissioners

The Office of Financial Management and Budget presented several scenarios for the county's main property tax levy, which brings in about $1.65 billion in the adopted FY 2027 budget at a rate of 4.5 mills.

• If the county keeps the same tax rate: staff projected countywide property tax revenue would fall by about $69.5 million in FY 2028 compared to FY 2027, and by about another $38.1 million in FY 2029.

• If the county raises the rate to hold revenue steady: the "rolled-back" rate that collects the same revenue on a smaller tax base was projected at 4.7641 mills in FY 2028 and 4.9490 mills in FY 2029.

• Fire Rescue: at its current rate, staff projected Fire Rescue's property tax revenue would drop from about $514 million in FY 2027 to about $473 million in FY 2028 and about $447 million in FY 2029.

• Libraries: at the current rate, library property tax revenue was projected to go from about $106 million to about $98 million in FY 2028 and about $93 million in FY 2029.

Staff also flagged a less obvious issue for the Glades. Florida caps non-voted municipal millage at 10 mills, and the county's Fire Rescue tax counts toward that cap in cities it serves. If the Fire Rescue rate rises to make up lost revenue, staff projected that Belle Glade, Pahokee and South Bay would start running out of room under the cap as early as FY 2028.

County Administrator Joseph Abruzzo has said commissioners would ultimately have to decide whether to cut spending, charge more for services, or shift more of the tax burden to non-homestead properties. None of those decisions has been made.

What Amendment 3 actually does

• Raises the homestead exemption on non-school property taxes to $150,000 starting January 1, 2027, and $250,000 starting January 1, 2028, adjusted for inflation after that.

• Leaves school taxes on the existing exemption.

• Lowers the yearly cap on assessment increases for non-homestead property, including rentals, second homes and commercial buildings, from 10% to 5%.

• Phases in the larger exemption over five years for people who become Florida residents after December 31, 2026.

• Limits what counties and cities can spend property tax revenue on, to categories such as public safety, infrastructure, schools, debt service and operations.

• Needs at least 60% of the vote to pass.

What it means for Palm Beach County owners and businesses

A higher millage rate does not automatically mean a higher bill for a homesteaded homeowner. The bigger exemption shrinks the taxable value of the home, so for most homestead owners the exemption more than offsets a modest rate increase. That is the core of the case for a Yes vote: it puts real, permanent relief in the hands of the people who live here year-round, at a time when insurance and everyday costs keep rising.

The picture is different for non-homestead property. Rentals, second homes, and commercial buildings do not get the larger exemption, so if local governments raise rates to replace lost revenue, those owners pay the higher rate on their full taxable value. The new 5% cap on yearly assessment increases helps by limiting how fast that taxable value can grow, but it does not stop a rate increase. Commercial tenants feel this too, because property taxes pass through to tenants in most commercial leases.

RH Realty supports a Yes vote. We also think the county's own numbers are worth reading before you decide, because they show where the pressure will land if commissioners choose to replace the lost revenue rather than trim budgets.

If you own commercial or investment property and want to talk through what this could mean for your situation, reach out to our team.

How to vote in Palm Beach County

• Election Day is Tuesday, November 3, 2026.

• The deadline to request a vote-by-mail ballot is 5:00 p.m. on Thursday, October 22. Mail ballots must reach the Supervisor of Elections by 7:00 p.m. on Election Day.

• Early voting runs Monday, October 19 through Sunday, November 1, from 7:00 a.m. to 7:00 p.m., at 28 locations across the county. Registered voters can use any early voting site. Locations are listed at votepalmbeach.gov.

Read the numbers, weigh both sides, and vote. Amendment 3 needs 60% to pass, so every ballot counts.