Amendment 3 Passed. In Atlantis, the Calendar Now Matters as Much as the House.

Florida voters approved Amendment 3 on November 3. With 100% of precincts reporting, it had 61.98% yes votes against the 60% it needed, according to the WUSF results table. The Palm Beach Post reminds readers that results stay unofficial until they are certified.

The Amendment and Residency

The headline change is large. The homestead exemption on non-school taxes rises to $150,000 in 2027 and $250,000 in 2028, and adjusts for inflation after that. The amendment takes effect January 1, 2027. The state's official amendment booklet includes a residency clause.

The Palm Beach County Property Appraiser's Amendment 3 FAQ says the residency provisions are subject to federal constitutional requirements and may be affected by future legislation, legal challenges, or court decisions. The office says it will issue more guidance as implementation details come out. The Legislature may also adopt implementing laws on eligibility and administration.

The Part of an Atlantis Bill the Exemption Never Touches

Even the larger exemption only reaches part of the bill. The Property Appraiser says school taxes and non-ad valorem assessments are not reduced by the increased homestead exemption. The Palm Beach County Tax Collector adds those assessments to ad valorem taxes when it calculates the annual bill.

That matters more in Atlantis than in many cities, because Atlantis moved first. In the February 2026 City News, Mayor Allan wrote that the City Council had adopted ordinances creating special assessments for Fire and Rescue services and for Solid Waste Collection and Disposal. The purpose, in his words, was to "diversify our revenue base; lessen dependence on property taxes." In the same column he listed increasing the homestead exemption among the state proposals that would have "significant, adverse impacts on Atlantis." The Property Appraiser now lists a City of Atlantis Solid Waste Assessment among the county's non-ad valorem authorities. For EMS, the city contracts with Greenacres Public Safety.

Put the bill back together line by line and it looks like this:

In Atlantis, part of the cost of basic services moved into assessment lines before the vote, and those lines sit in the rows the exemption leaves alone.

Where Atlantis's Missing Revenue Comes From

The city's own exposure has a projected size. A Florida Policy Institute table, built on estimates from the state's Office of Economic and Demographic Research and dated July 21, 2026, projects Atlantis revenue impacts of negative $566,614 in FY 2027-28 and negative $1,115,465 in FY 2028-29. These figures are forecasts, not adopted budget cuts. At the county level, the Palm Beach Post reported a county estimate of $141 million in lost revenue in fiscal year 2028 and $107 million in fiscal year 2029, assuming no growth in property values and no change in millage. In June, WPTV reported Property Appraiser Dorothy Jacks warning that many of the county's 39 cities are homestead-based and could face significant impacts.

Florida Policy Institute's summary of what happens next is blunt. Costs shift, as local governments either cut services or raise other taxes and fees. The amendment also narrows what cities can spend property taxes on. The ballot summary lists public safety, education and schools, infrastructure, natural resources, bond debt service, employee retirement benefits, and operations and administration.

Atlantis comes into 2027 with two tools already in use. The first is the assessment structure described above. The second is the millage rate. The mayor's February column said the city had lowered its millage for six straight years before the Council agreed to a modest increase in the current fiscal year. The Property Appraiser's 2026 tax rate table lists Atlantis at a 6.1500 final rate for 2025, a 5.9317 rolled-back rate for 2026, and a proposed 2026 rate of 6.1500. In the July 2026 City News, City Manager Brian Moree wrote that keeping the Council's ability "to set a local annual millage rate and adopt a local annual budget" is the clearest example of home rule. Read together, the two columns show a city that intends to keep using both the assessment and the rate.

The Second-Home Version of the Same Math

A different provision addresses non-homestead property. On qualifying non-homestead property, the cap on yearly assessed value growth for non-school taxes drops from 10% to 5%. The Property Appraiser lists second homes, investment properties and commercial property as examples. The office is also clear about the limit. The cap "does not cap tax rates or guarantee that a property's tax bill will increase by no more than 5%."

A millage rate applies to taxable value. If any taxing authority raises its rate to replace lost revenue, the increase falls hardest on property with the most taxable value.

What Lands in the Mailbox, and When

Here is the schedule:

1. Now. The 2026 bills went out by November 1 and do not change. The Tax Collector's early-payment discount is 4% in November, 3% in December, 2% in January, 1% in February, and nothing in March.
2. January 1, 2027. The amendment takes effect.
3. August 2027. TRIM notices show the change for the first time.
4. November 2027. The first tax bills after the exemption rises to $150,000.
5. 2028. The exemption rises to $250,000, and FPI's larger Atlantis revenue projection applies to FY 2028-29.

Save Our Homes and portability remain in effect. The Property Appraiser notes that the larger homestead exemption may reduce or eliminate the extra savings some senior, veteran, widow or widower, or disability exemptions provide.

This post is general information, not legal, tax or financial advice. Residency and exemption questions depend on your own facts, so confirm yours with a tax professional or the Palm Beach County Property Appraiser's office.

If you're looking at an Atlantis address, Joanna K Realty can help. Request a free home valuation or schedule a consultation.