November 3, 2026: Florida Amendment 3 is on the ballot. Rentals do not get the new homestead exemption.County impact →
Rental TruthCentral Florida holding costs

I-4 corridor · Hillsborough to Volusia, plus Lake and Brevard

What a Central Florida rental really costs to hold.

A Florida rental is not a homestead. The Save Our Homes cap resets when you buy. Insurance is a line item, not a footnote. Amendment 3, on the November 3, 2026 ballot, would enlarge homestead exemptions — and, if local governments raise millage to replace the revenue, shift tax onto rentals.

· · Figures retrieved 2026-10-18 · Every figure is cited.

Amendment 3, by countyHolding-cost calculatorTax reset explainer

Statewide · 2028

$406

per apartment unit if millage is raised to replace lost revenue (14.8%).

Walczak Table 2

Purchase reset

Just value

After a sale, assessed value starts over at just (market) value. Rentals never get the homestead Save Our Homes 3%/CPI cap.

Fla. Stat. § 193.155 · § 193.1554

Counties

Current millage and Amendment 3 impact

Millage is tax year 2025, from county property appraiser or tax collector sheets plus Florida DOR county BCC rates. Amendment 3 dollars are Walczak Table 4 (2028, revenue-neutral millage increase).

Insurance is not the homestead story

Florida OIR publishes county average homeowners premiums including wind. Those are not landlord DP-3 quotes, but they are the official county figures we will not invent past.

I-4 insurance table · OIR source, as of 2025-09-30.

Flood is parcel-level

We do not assign a flood premium to a county. Look up the building on the FEMA map. Lender-required flood coverage is separate from the OIR homeowners average used as a calculator default.

FEMA Flood Map Service Center

Condo inspections and reserves

Florida requires milestone structural inspections and structural integrity reserve studies for condominium and cooperative buildings three or more habitable stories. Special assessments and reserve funding are a holding-cost risk for condo rentals. We do not publish a statewide average special-assessment dollar figure because no official source gives one.

Florida DBPR milestone inspections · SB 4-D FAQs

Walczak Table 5

City-level Amendment 3 pages

These pages answer “is it worth buying a rental in …” with cited tax figures, not a buy/pass rating. Lake County and Volusia County have no city in Table 5.

Weekly

What changed in your county

Millage, TRIM notices, insurance filings, flood-map updates, and condo reserve rules — one email, I-4 counties only. No lender pitches.

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Local sponsors

Sponsor a county

This site will stay free. The planned model is a flat fee for a county placement — property managers, landlord insurance, and local insurance agents — plus later affiliate links for landlord bookkeeping/banking tools such as Stessa or Baselane. There will be no lender or title-company referral links.

TODORates, contract, and intake form are not live. Email is not collected here yet. Until then, this block is a labeled placeholder so county pages can ship before the November 3, 2026 election.