Brevard County homeowners are facing a significant period of change regarding property taxes. With Florida’s Amendment 3 on the November ballot and the county’s budget hearings underway, understanding these developments is crucial for residents. The Brevard County Board of County Commissioners held its first budget hearing on September 8, setting the stage for important decisions that will affect local property owners.
The proposed changes come at a time when voters are considering Amendment 3, which could substantially alter property tax exemptions. As these developments unfold, it’s essential to understand how they might impact your tax bill. Real estate advisor Bobby Freeman of the McCoy Freeman Group at Compass has been closely following these issues and provides valuable insights for Brevard County residents.
Brevard County’s Proposed Property Tax Rates
During the September 8 budget hearing, the Brevard County Board of County Commissioners voted 4-1 to tentatively adopt proposed millage rates for the 2026-27 fiscal year. Commissioner Rob Feltner was the sole dissenting vote. The tentative aggregate millage rate is set at 4.7492 mills, compared to the current rate of 4.4909 mills. This represents an approximate 5.75% increase over the current rate and a 6.12% increase above the aggregate rolled-back rate of 4.4753 mills.
To put this into perspective, one mill represents $1 in property tax for every $1,000 of taxable property value. Based on the difference between the current and tentative aggregate millage rates, the increase is about 0.2583 mills. For a property with $250,000 in taxable value, this difference equates to roughly $65 more per year in county property taxes, assuming the same taxable value.
It’s important to note that the actual change in an individual property owner’s total tax bill can vary significantly. Factors such as taxable values, exemptions, municipalities, special districts, school taxes, and non-ad valorem assessments all play a role in determining the final tax amount.
The Role of Amendment 3 in the Property Tax Debate
Amendment 3, if approved by at least 60% of Florida voters, would make several significant changes to property taxes. The amendment proposes to increase the homestead exemption for non-school property taxes to $150,000 in 2027 and $250,000 in 2028, with inflation adjustments beginning thereafter. It would also reduce the annual assessment increase cap on non-homestead properties from 10% to 5%. However, school property taxes would not receive the increased homestead exemption.
For qualifying homeowners, these changes could mean a substantial reduction in taxable value for county, municipal, and certain other non-school property taxes. However, it’s crucial to understand that larger exemptions would also reduce the taxable property value available to affected local governments.
Bobby Freeman emphasizes that Amendment 3 isn’t just about a larger homestead exemption. Homeowners also need to pay attention to local millage rates because the exemption and the tax rate work together to determine what they ultimately pay. The September 8 hearing provided useful local context about Brevard County’s current budget pressures and the role millage rates play in determining property taxes.
Understanding the Components of Property Taxes
It’s essential to distinguish between a millage rate and a final tax bill. A millage rate is only one component of a property tax bill. The property’s taxable value multiplied by the applicable millage rate determines its ad valorem tax. Homestead exemptions and assessment limitations can reduce or constrain that taxable value.
Amendment 3 and local millage rates need to be considered together when homeowners evaluate how a change could affect them. A larger homestead exemption could lower the taxable value of a qualifying primary residence, while future changes in millage rates could affect how much tax is ultimately levied against the remaining taxable value. Non-ad valorem assessments, which are flat or special assessments for certain services, are a separate issue and generally are not reduced simply because a homestead exemption increases.
Freeman notes that property taxes can be confusing because assessed value, taxable value, exemptions, and millage rates all affect the final number. His goal is to keep following the actual numbers in Brevard County and explain what changes could mean for local homeowners as clearly as possible.
What Brevard Homeowners Should Watch Next
The final Brevard County budget and millage hearing is scheduled for Tuesday, September 22 at 5:05 p.m. at the Brevard County Government Center, 2725 Judge Fran Jamieson Way, Building C, in Viera. At this hearing, commissioners are scheduled to consider the final adoption of the millage rates and county budget. The county’s budget documents indicate that tentative millage rates can still be changed during the remaining budget process.
Freeman advises that September 22 is the next important date for Brevard homeowners. The final millage rates will be known, providing property owners with another piece of the puzzle as they evaluate what Amendment 3 could mean for them before the November vote.
For homeowners, it’s helpful to separate three different questions. First, what millage rates will Brevard County ultimately adopt on September 22? Second, what would Amendment 3 do to the taxable value of a particular property if voters approve it? Third, how might Brevard County, municipalities, and other affected local governments adjust their budgets and tax rates in future years if Amendment 3 takes effect?
These questions are related but not the same. The September 8 budget hearing provides homeowners with new information about the first question. The November election will determine whether Amendment 3 becomes law. How local governments respond in future budget years will help determine the longer-term impact. Freeman plans to follow the September 22 final hearing and provide Space Coast homeowners with another update once the final millage rates are adopted.
