The Amendment 3 ballot lawsuit, explained

Florida's biggest property-tax vote in decades had a courtroom gate to clear first. On August 4, 2026 a Leon County judge ordered the ballot wording rewritten as misleading, and on August 14 the Attorney General delivered the new title and summary. Amendment 3 still goes to voters on November 3; what changed is the language they'll read. Here's the ruling, the rewrite, and what it means for you. Updated October 2026 — this page tracks a live case and is updated as rulings land.

The ruling (August 4, 2026)

Circuit Judge David Frank found Amendment 3's ballot title and summary "clearly and conclusively defective" and ordered them rewritten before the measure can appear on the November ballot. He held that the title — "Save Our Homes From Excessive Property Taxes" — reads more like a political slogan than a neutral description, and that the summary's promotional phrases (that the amendment "benefits" taxpayers, "ensures funding for core services," "protects small businesses," and "ensures fairness") misled voters about what the measure actually does. The court enjoined the Secretary of State from placing the original language on the ballot and ordered Attorney General James Uthmeier to submit revised language to the Department of State within 10 days.

Critically, the ruling did not strike Amendment 3 itself. The homestead tax cut stays on the November 3 ballot and still needs 60 percent approval to pass — only the words describing it change.

No appeal, and the rewrite (August 14, 2026)

On August 6, Gov. Ron DeSantis said the state would not appeal and that the rewrite was already underway, so the case ended in the circuit court rather than at the Florida Supreme Court. On August 14, Attorney General James Uthmeier released the new language. The title now reads "Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments." The summary drops the promotional claims and states the mechanics: the non-school homestead exemption rises to $150,000 in 2027 and $250,000 in 2028, then adjusts for inflation, and the annual cap on assessment increases for non-homestead property falls from 10 percent to 5 percent. That is the wording on the Department of State's listing for Amendment 3, and the wording on the ballot. The substance of the amendment did not change.

How the case got here

Three lawsuits, heard together, were brought by a nonprofit called Save Our Voters from Misleading Ballot Language, several former mayors, former Republican state Sen. Jeff Brandes and former Democratic U.S. Rep. Al Lawson. They targeted the wording, not the tax cut. Judge Frank heard more than two hours of argument in Leon County on July 29, took final written briefs by August 3, and ruled on August 4, ahead of the August 18 primary that starts county ballot assembly. One flaw the court flagged echoes what careful readers already knew: the original summary described a "$250,000" exemption "when it takes effect in 2027," when the text actually sets $150,000 for 2027 and $250,000 for 2028 — the same distinction our plain-language explainer draws out.

What Amendment 3 would do (the 60-second version)

For non-school levies: the homestead exemption rises to $150,000 for 2027 and $250,000 for 2028, inflation-indexed beginning in 2029, replacing today's non-school exemption rather than adding to it; new Florida residents get $50,000 for their first four years, then the full amount; and the cap on assessment growth for non-homestead property tightens from 10 percent to 5 percent. The full mechanics, with sources — and what it does NOT change (school taxes) — are in our plain-language Amendment 3 explainer and the TRIM notice guide, and you can model your own parcel's savings with the homestead exemption calculator.

What changes for you right now

Nothing until November. Your August TRIM notice is governed by the law already in force — including SB 4-F's new supermajority rule for raising millage above revenue-neutral, which our TRIM guide covers in detail. If you're budgeting a purchase, the buyer estimator models today's law; if Amendment 3 passes, we'll update every affected calculator the same week.

Sources

Ruling coverage: Florida Phoenix, "Amendment 3 ballot title, summary language, don't pass muster, judge rules" (Aug 4, 2026) and "Amendment 3 rewrite is already underway, Gov. DeSantis says" (Aug 6, 2026); WPTV's Aug 4 ruling coverage (the plaintiffs). Rewritten language: CBS News Miami (Aug 14, 2026) and the Florida Department of State's Amendment 3 listing. Earlier hearing coverage: Florida Phoenix (C. Sexton, July 29, 2026). Bill record and staff analysis: Florida Senate, CS/SB 4-F (Ch. 2026-240). Amendment mechanics: verified against the enrolled joint resolution and legislative analyses (see the TRIM guide's source list). Informational only — not legal or tax advice.

Quick answers

What was the Amendment 3 ballot lawsuit about?

The lawsuits didn't challenge the tax cut itself — they challenged the wording of the ballot title and summary the Legislature wrote for Amendment 3. Three consolidated lawsuits argued that wording was political rhetoric that misled voters about what the amendment does. On August 4, 2026, Circuit Judge David Frank agreed and ordered the title and summary rewritten; the amendment itself stayed on the November 3 ballot.

Who sued over Florida's Amendment 3 ballot language?

Save Our Voters from Misleading Ballot Language, several former mayors, former Republican state Sen. Jeff Brandes and former Democratic U.S. Rep. Al Lawson, in three lawsuits heard together in Leon County. Attorney General James Uthmeier and Secretary of State Cord Byrd defended the original wording. The challengers won on August 4, 2026, and the state did not appeal.

How did the judge rule on the Amendment 3 challenge?

Circuit Judge David Frank heard argument on July 29, 2026 and ruled on August 4 that the ballot title and summary were "clearly and conclusively defective." He found the title, "Save Our Homes From Excessive Property Taxes," read like a political slogan, and that the summary misstated key details, including describing a $250,000 exemption in 2027 when the text sets $150,000 for 2027 and $250,000 for 2028. He ordered the Attorney General to submit revised language within 10 days. On August 6, Gov. Ron DeSantis said the state would not appeal.

What does the rewritten Amendment 3 ballot language say?

Attorney General James Uthmeier released the court-ordered rewrite on August 14, 2026. The new title is "Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments," replacing "Save Our Homes From Excessive Property Taxes." The new summary drops the promotional claims and states the mechanics: the non-school homestead exemption rises to $150,000 in 2027 and $250,000 in 2028, then adjusts for inflation, and the annual cap on assessment increases for non-homestead property falls from 10 percent to 5 percent.

Does the Amendment 3 lawsuit change my property taxes right now?

No — nothing changes unless voters approve Amendment 3 on the November 3 ballot, where it needs 60 percent approval to pass. The lawsuit changed only the words voters read, not the amendment itself. Your August TRIM notice is governed by the law already in force, including SB 4-F's new supermajority rule for raising millage above revenue-neutral.