The Luxury Naples Library | Florida Residency
Moving to Naples? What Florida's Amendment 3 Means Before Year-End
Information as of November 8, 2026
If you are planning to make Naples your permanent home, this is a good time to review your purchase and moving timeline. Florida's newly approved Amendment 3 makes December 31, 2026 an important residency cutoff for access to larger homestead exemptions.
Take the guide with you.
Download Marcia's two-page Amendment 3 Buyer Guide to save, share, or print.
What is a homestead exemption?
It excludes part of a qualifying permanent home's assessed value when property taxes are calculated. It reduces taxable value; it is not a cash payment or a dollar-for-dollar tax saving.
What does Amendment 3 change?
For eligible homeowners who are permanent Florida residents by December 31, 2026, the non-school homestead exemption is up to $150,000 in 2027 and $250,000 in 2028. School taxes retain their separate $25,000 exemption. Your 2026 tax bill does not change.
Why does the year-end residency deadline matter?
People who establish Florida residency in 2027 or later generally start with a smaller $50,000 non-school exemption, with inflation adjustments beginning in 2028. The larger benefit begins in their fifth year of homestead exemption.
If I buy a condo before December 31 but remain an out-of-state resident, do I qualify?
Purchasing alone does not qualify you for the immediate larger exemption. You must genuinely establish Florida as your permanent home by December 31, 2026 and meet homestead requirements. A contract, closing or vacation visit alone does not establish permanent residency.
What if I am already a permanent Florida resident?
If you establish permanent Florida residency by the cutoff, you may qualify for the larger exemption when you buy and establish homestead later. You do not have to purchase by December 31 solely to preserve that residency-based eligibility.
What should a buyer planning a permanent move do now?
- Now: Confirm your individual eligibility and required evidence with the Collier County Property Appraiser.
- Well before year-end: Coordinate your closing and move, allowing time for delays and residency documents.
- By December 31, 2026: Genuinely establish permanent Florida residency. Gather appropriate Florida identification, vehicle registration if applicable and voter registration if eligible and you vote. Collier requests applicable residency documents dated before January 1.
- For the 2027 exemption: Generally, own the property and make it your permanent residence as of January 1, 2027.
- By March 1, 2027: Apply for homestead with the required documents. File early and ask about pre-filing. Address any conflicting out-of-state residency-based property exemptions for you or your spouse.
Do I have to live in Florida for six months before applying?
Collier lists no minimum six-month residency period for homestead. Your permanent home must genuinely be in Florida, and no single document guarantees approval. Your former state's income-tax residency rules are a separate issue.
What about a seasonal home or rental?
The larger homestead exemption is for a qualifying permanent home. A separate 5% cap on annual non-school assessment growth may apply to non-homestead property; it does not cap the total tax bill.
Considering a permanent move to Naples? Let's plan now.
I can help you explore homes and coordinate a realistic purchase timeline while you confirm residency and tax eligibility with the appropriate professionals.
Marcia Hawken
Private Real Estate Advisor
Downing-Frye Realty, Inc.
239-269-0434
marcia@marciahawken.com
General information, not individual tax or legal advice. Actual savings depend on eligibility, assessed value and local tax rates. Implementation guidance is developing. Confirm eligibility and current requirements with the property appraiser.
Official Sources
Want a printable copy?
Marcia's branded two-page buyer guide is available as a PDF.
The data relating to real estate for sale on this Website comes in part from the Broker Reciprocity Program (BR Program) of these sources: M.L.S. of Naples, Inc., Bonita Springs-Estero Association of REALTORS®, Southwest Florida MLS (Gulf Coast), My Florida Regional MLS DBA Stellar MLS, Sanibel and Captiva Island Association of Realtors®. Properties listed with brokerage firms other than Featured Home Listings are marked with the BR House Icon and detailed information about them includes the name of the Listing Brokers. The properties displayed may not be all the properties available through the BR Program. The data is updated every 4 hours, but can be influenced by delays from various real estate companies entering data in MLS. Some properties that appear for sale on this website may subsequently have sold or may otherwise no longer be available. All properties are subject to price or other changes without notice. For the most current information, please contact us using this form, or click on the "Request Info or Appointment" button on the search results and detailed property pages.
