Former Republican state Sen. Jeff Brandes is joining a Democratic lawmaker and an independent former mayor in urging Florida voters to reject Amendment 3, warning that the proposed property tax overhaul would shift costs onto renters and businesses while jeopardizing funding for local government services.
In an open letter to voters, Brandes, Democratic state Sen. Tina Polsky and former Palm Beach Gardens Mayor Chelsea Reed, who has no party affiliation, argue that the amendment promises homeowners tax relief without identifying how cities and counties would replace billions of dollars in lost revenue.
“We are a Republican, a Democrat, and a No Party Affiliation (NPA),” the letter begins. “We often do not agree on much, but we agree on this: Amendment 3 is the wrong answer to Florida’s property tax problem, and we urge you to vote NO on November 3.”
The letter comes months after Brandes successfully challenged the amendment’s original ballot language in court.
Brandes, a former Pinellas County lawmaker who founded the Florida Policy Project, joined former Democratic Congressman Al Lawson in litigation arguing that the wording presented to voters was misleading.
In August, Leon County Circuit Judge David Frank ruled that the amendment’s original title, “Save Our Homes From Excessive Property Taxes,” was misleading and ordered the language rewritten. The ruling allowed the measure to remain on the November ballot.
Brandes subsequently said that the lawsuit was intended to ensure voters received an accurate description of the proposal, not to prevent them from voting on it.
“There was nothing in my lawsuit that said kick it off the ballot,” Brandes said in a September interview concerning his participation in a Largo forum on the amendment. “It said, ‘We’re here to change the title or the summary.'”
Amendment 3 would increase the homestead exemption for non-school property taxes from $50,000 to $150,000 in 2027 and $250,000 in 2028, with subsequent inflation adjustments. It would also reduce the annual assessment cap on non-homestead properties from 10% to 5%.
Supporters, including the Florida Realtors organization, contend the changes would provide substantial savings to homeowners facing rising housing costs.
The letter’s authors cite state economists’ estimates that the measure would reduce local property tax revenue by approximately $5 billion in its first year, with annual losses approaching $12 billion after five years.
“Amendment 3 has no plan to pay for the services we all depend on,” they write.
The three argue that smaller municipalities and rural counties would be particularly vulnerable because they have fewer alternative sources of revenue than larger jurisdictions.
“A cut of this size could force them to close fire stations, lengthen 911 response times, default on their bond obligations or drift toward insolvency,” the letter states.
Vote No on 3 Florida, a political committee chaired by former Leon County Commissioner Bryan Desloge, has been campaigning against the measure since June. Originally organized as Stop Unfair Tax Shifts, the committee argues that reducing homestead property taxes without corresponding spending reforms would transfer more of the financial burden to businesses, renters and other property owners.
The group has released advertisements emphasizing potential reductions in police, fire, and emergency medical services, echoing sentiments expressed by local government leaders.
The Florida Sheriffs Association, Florida Professional Firefighters and Florida TaxWatch have also raised objections to the proposal.
The letter cites Republican Polk County Sheriff Grady Judd, who described the amendment as a “train wreck,” along with Pinellas County Sheriff Bob Gualtieri, Orange County Sheriff John Mina and former Republican Senate President Kathleen Passidomo.
Florida TaxWatch has warned that without restrictions on local spending, governments could offset reduced homestead revenue through higher tax rates on other properties or additional fees and assessments.
The amendment’s supporters have considerably more money available to communicate their message. A September campaign finance analysis found that the committee supporting Amendment 3 had raised approximately $18 million through Sept. 25, compared with roughly $537,000 raised by two opposing committees.
Brandes and his fellow signatories contend that the proposal’s financial effects would extend beyond local government budgets.
“Amendment 3 does not cut costs. It shifts them,” they write.
They argue that commercial property owners, who cannot claim homestead exemptions, could face additional tax burdens that would eventually reach customers through higher prices. Landlords could similarly pass increased expenses to tenants.
The letter also warns that first-time homebuyers would not immediately receive the full expanded exemption and that seniors on fixed incomes could face additional charges for municipal services.
“Local businesses will be hit twice,” the authors write, pointing to the prospect of higher taxes and fees alongside deteriorating public infrastructure.
The debate has particular significance in St. Petersburg, where city officials have already expressed concern about the potential loss of property tax revenue.
In May, the City Council approved a resolution urging state lawmakers to consider the financial consequences of the proposed reforms. Property taxes help support the city’s general fund, which pays for police, fire protection, parks and other municipal operations.
The city maintained its property tax rate at 6.4525 mills for fiscal year 2027, although increasing property values can still produce higher bills for individual owners.
The amendment also contains a provision directing the Legislature to establish a schedule for the eventual elimination of the affected property taxes. The letter’s authors criticize the absence of a deadline or identified replacement funding.
“Florida deserves real property tax reform: careful, fair, and built with a plan to keep our communities safe,” they write.
Amendment 3 requires approval from at least 60% of Florida voters to become part of the state Constitution.
The election is Nov. 3.