Trump ally aims to put Canadian homeowners in the Sunshine State at a significant tax disadvantage
Florida voters will decide on November 3, 2026, whether to approve a constitutional measure that would deliver significant property tax relief to permanent Florida residents, but leave Canadian snowbirds largely on the outside looking in.
Amendment 3, if passed by at least 60 per cent of voters, would increase the non-school homestead property tax exemption from the current US$50,000 to US$150,000 in 2027 and US$250,000 in 2028, with inflation indexing to follow.
Seasonal property owners, including the hundreds of thousands of Canadians who own homes across the state, would not qualify for the expanded exemption because it is restricted to primary Florida residents.
Over 500,000 Canadians own a residential property in Florida, and they pay an estimated $600 million a year in property taxes alone, according to figures from the Canadian consulate in Miami. If Amendment 3 passes, that tax burden would remain unchanged, while neighbouring permanent residents receive steadily larger exemptions.
Florida Gov. Ron DeSantis has been explicit about the intent. Speaking to Fox News in June 2026, he said: "We are focusing on homestead. Obviously they tax property that are non-homestead: Residential, Airbnb, Canadian snowbirds, commercial."
The amendment also caps assessed value increases on non-homesteaded properties (which include second homes and investment properties) at five per cent per year. That cap replaces the current 10 per cent limit and offers some modest protection for non-resident owners, though critics note it is far less valuable than the expanded homestead exemption that permanent residents would receive.
A shifting landscape for snowbird clients
Canadian snowbirds in particular have already drastically cut their visits to Florida over the past year. According to a December 2025 survey by Snowbird Advisor, only approximately 70 per cent of Canadian snowbirds were planning to spend the winter in the United States, down from 82 per cent the year prior.
The retreat is being driven by a convergence of financial forces. Insurance costs, a weakening Canadian dollar - worth approximately 71 U.S. cents as of late July 2026 - and shifting market conditions have encouraged a growing number of Canadians to cash out of Florida real estate.
While the Amendment 3 tax shift would not introduce a new tax on Canadians it ensures they do not share in relief that will widen the gap between permanent and seasonal homeowners.
What advisors need to watch
The Florida Legislature's proposed constitutional amendment would also constitutionally mandate the legislature to create a schedule for full elimination of homestead property taxes, with no deadline specified and no replacement revenue identified - a provision that, if enacted over time, could shift even more of the overall tax burden onto non-homesteaded properties.
State analysts estimate the measure would eventually reduce recurring local property tax revenue by nearly $12 billion annually.
For wealth professionals advising clients on cross-border property decisions, the November vote adds a new variable. Clients who are weighing whether to hold or sell Florida property will want clarity on how the tax differential between permanent and seasonal owners could widen in the years ahead if the amendment passes and the full homestead elimination pathway is pursued.
Advisors who regularly counsel clients on cross-border wealth management and US real estate planning should be prepared for client questions following the November 3 vote. The ballot result, expected to be known that evening, will set the direction of Florida's property tax structure for years to come.
