Duval County Market, Week of November 2, 2026: Amendment 3, Tax Bills and What They Mean for Your Home

Weekly Housing Market Summary

This is a big week for anyone who owns, buys or sells a home in Jacksonville, and it has very little to do with listing prices. On Tuesday, November 3, Florida voters decide Amendment 3, a proposed change to the state constitution that would raise the homestead exemption for non school property taxes and lower the yearly cap on assessment increases for property that is not a homestead. The same month, the Duval County Tax Collector mails the 2026 property tax bills, and the biggest early payment discount, 4%, runs through November 30.

The market itself is steady. Freddie Mac reported that the 30 year fixed rate averaged 7.24% on October 29, 2026, down from 7.32% the week before and the lowest weekly reading in October. The Northeast Florida Association of Realtors (NEFAR) reported a September 2026 median single family price of $345,000 in Duval County, a median of 29 days on market and a 3.8 month supply of homes.

In this report I explain what Amendment 3 would and would not change, in plain language and without telling you how to vote. I walk through your November tax bill and the homestead deadline, then look at five parts of the county we have not covered in recent weeks: Oceanway and the far Northside, the Westside along Normandy Boulevard, the Town of Baldwin, the Kernan and Hodges corridor along Butler Boulevard, and Bartram Park at the St. Johns County line.

Key Housing Market Numbers

County and regional figures are single family homes for September 2026 from NEFAR's October 8, 2026 release. Statewide figures are from Florida Realtors' October 16, 2026 release. The mortgage rate is the Freddie Mac survey released Thursday, October 29, 2026. Millage figures are from the City Council's September 22, 2026 budget vote.

A note on revised numbers. A Florida Politics report on October 12 used slightly updated NEFAR figures, including 844 Duval closed sales, a $344,000 Duval median and a $575,000 St. Johns median. Counts shift as late closings are recorded. I use the October 8 release so every county figure comes from one snapshot. Both versions say the same thing: Duval's median held near $345,000 in September.

Market Analysis: A Steady Market in a Busy Week

Freddie Mac's weekly survey put the 30 year fixed rate at 7.24% on October 29, 2026. That is eight hundredths of a point lower than the week before, and it is the lowest weekly average of October, when the survey ran between 7.24% and 7.40%. It is still more than a full point above the 6.17% average of a year ago. The 15 year fixed rate averaged 6.60%.

Prices in Duval are holding. NEFAR reported a September median single family price of $345,000, up 3.6% from August. Homes sold in a median of 29 days, faster than the six county region's 36 days. There were 830 closed sales and 861 pending sales, and 1,170 new listings came on the market. With 3,139 active listings, Duval had a 3.8 month supply.

Months of supply is the number I watch most. It tells you how long it would take to sell every home on the market at the current pace if no new listings came on. Under about four months, sellers tend to hold a little more leverage. Above six months, buyers usually do. Duval at 3.8 months and the region at 4 months tell me this is a fairly balanced market. Buyers have choices, and homes that are priced well and in good condition still sell in about a month.

NEFAR's president, Kim Knapp, said in the September release that buyers "have choices and are taking the time to find the right fit," and that homes offering "the right combination of price, condition and value" are better positioned. I agree with her. I would add one more item to that list: the full monthly cost of owning, which includes property taxes and insurance, not just the mortgage payment. That is where this week's news comes in.

Why property taxes belong in every budget conversation

When a buyer asks me what a home will cost each month, I never quote principal and interest alone. In Florida, the property tax bill and the insurance premium can move your payment as much as a change in the mortgage rate. Here is a simple way to think about taxes, using my own arithmetic and the city rate the Council kept in September.

• The city rate is 11.1919 mills. A mill is $1 of tax for every $1,000 of taxable value. So every $10,000 of taxable value costs about $112 a year in city tax, before school and other district rates are added.
• The seller's bill is not your bill. In Florida, the assessed value of a homestead resets to market value after a sale. A seller who has owned for years may have a much lower assessed value than you will have after you buy. Ask me to estimate your own taxes, not the seller's.
• Exemptions only start the year after you own on January 1. If you close in November or December 2026 and live in the home on January 1, 2027, you can apply for the homestead exemption for 2027. Your first full bill with the exemption would come in November 2027.
• Assessments are not the whole bill. Your bill can also carry non ad valorem assessments and city fees, such as the residential solid waste fee. These are separate from the tax rate and from any exemption.

If you are buying this month

• Get two Loan Estimates on the same day. Compare rates, points and fees side by side.
• Price your insurance before your inspection period ends. Insurance can change a monthly payment more than a small rate move.
• Plan for the tax escrow. Your lender will collect property taxes each month. Ask how the lender is estimating your first year of taxes, since the seller's exemption will not carry over to you.
• Mark January 1 and March 1 on your calendar. Own and live in the home on January 1, then file for homestead by March 1.

If you are selling this month

• Price from recent closed sales. With 3,139 Duval homes on the market in September, buyers compare carefully.
• Know how taxes are handled at closing. In Florida, property taxes are usually prorated between buyer and seller at closing. Your title company will show the math on your settlement statement.
• Keep your tax bill handy. Buyers and their lenders will ask for it. If your bill arrives during your listing, share it with your title company.

Amendment 3 in Plain Language

I am not going to tell you how to vote. That is your decision. What I can do is explain, from the official ballot text and from a county property appraiser's published guide, what the amendment would change for homeowners, buyers, sellers and investors. If you have already voted, this still matters, because the result will shape tax bills starting in 2027.

The ballot title is "Increased Homestead Exemption; Lower Cap on Increases in Non Homestead Property Assessments." It needs at least 60% of the vote to pass. If it passes, it takes effect January 1, 2027.

What it would change

• A larger homestead exemption for non school taxes. The exemption would rise to $150,000 in 2027 and $250,000 in 2028, then adjust for inflation after that. It applies to non school taxes only. School taxes would keep today's $25,000 exemption.
• Local option to go further. The Legislature would set a uniform process that lets counties and cities raise the homestead exemption for their own levies, up to the full assessed value. Special districts could do the same with voter approval in a referendum.
• A rule for people moving to Florida. People who are not Florida residents on December 31, 2026 would receive the existing homestead exemption when they first qualify, and the larger exemption would begin with their fifth year of exemption, to the extent the U.S. Constitution allows.
• A lower cap for non homestead property. For property that is not a homestead, such as rentals, second homes and commercial property, the yearly cap on assessment increases for non school levies would drop from 10% to 5%.
• Limits on how property taxes are spent. Counties and cities would have to use property tax money for the purposes the ballot summary lists: police, fire and emergency protection, education and schools, infrastructure, natural resources, bond debt service, employee retirement benefits, and operations and administration. Other spending could still be approved under the terms in the ballot summary.

What it would not change

According to the Pinellas County Property Appraiser's published guide to the amendment, several things stay the same:

• Save Our Homes stays. The cap on yearly assessment increases for homesteads remains the lower of 3% or the change in the Consumer Price Index.
• Portability stays. Homeowners can still move up to $500,000 of Save Our Homes benefit to a new Florida homestead.
• It does not set tax rates. The amendment changes exemptions and assessment caps, which affect taxable value. Local governments still set millage rates each year.
• Non ad valorem assessments are not reduced. Fees and special assessments on your bill are separate from the exemption.
• Timing. If it passes, the first notices showing the change would be the August 2027 TRIM notices, and the first bills would arrive in November 2027.

What it means in dollars, by my own math

At Jacksonville's city rate of 11.1919 mills, every $100,000 of additional exemption equals about $1,119 a year in city tax for a homestead whose taxable value is high enough to use the full amount. That is simple multiplication, not a prediction. Your actual result would depend on your assessed value, the rates local governments set after the vote, and any changes the Legislature makes in the law that carries out the amendment.

For investors and second home owners, the 5% cap would slow how fast assessed values can rise for non school levies between sales. It would not stop a reset to market value when a property changes hands, under the existing rules for non homestead property.

How Jacksonville is preparing

The Jacksonville City Council adopted its budget for the 2026 to 2027 fiscal year on September 22, 2026, by an 18 to 1 vote, and kept the city's operating rate at 11.1919 mills by a 16 to 3 vote. Jacksonville Today reported that, with the referendum ahead, the Council agreed with the mayor to hold the rate steady rather than lower it, and set aside some program and grant money in an Amendment 3 contingency. If voters approve the amendment, that money would go into reserves. If it fails, those programs would be fully funded.

Whatever the outcome, the result will be known after the polls close on Tuesday, and I will report what it means for Duval homeowners in next week's update.

Your November Tax Bill and the Homestead Deadline

Regardless of Tuesday's result, nothing about Amendment 3 changes the 2026 bill now arriving in mailboxes. Here is what to know, from the Duval County Tax Collector and the Duval County Property Appraiser.

When to pay and how much you save

Duval bills are mailed in November, and collection of the 2026 roll begins in November. Florida law sets the early payment discounts:

• 4% off if paid by November 30
• 3% off if paid by December 31
• 2% off if paid by January 31
• 1% off if paid by the end of February
• Full amount due by March 31. Unpaid taxes become delinquent April 1.

By my math, on a $4,000 tax bill, paying in November saves $160. Paying in March saves nothing. The Tax Collector's office says that if you own property and do not receive a bill, you still owe the tax, so look up your bill online if one has not arrived by mid November.

If your lender pays your taxes

Most homeowners with a mortgage pay taxes through an escrow account. In that case, your lender usually pays the bill for you. You will still get a copy. Keep it, check that your exemptions show, and call your loan servicer if anything looks wrong.

The installment plan

If you would rather pay in four parts next year, the Tax Collector offers an installment plan. The application deadline is April 30, according to the Tax Collector's important dates page and Jacksonville News Now's property tax guide.

Homestead: own and live in it on January 1, file by March 1

To qualify for the homestead exemption in Duval, you must own the home and make it your permanent residence on January 1. The filing deadline is March 1. You can file online through the Property Appraiser's homestead portal or in person at the Property Appraiser's office, 231 E. Forsyth St., Suite 260, Jacksonville. The office's phone number is 904.255.5900.

If you bought a home this year and moved in after January 1, 2026, you file now for the 2027 tax year. If you are moving from another Florida homestead, ask the Property Appraiser about portability at the same time, since it has the same March 1 deadline.

Today's homestead exemption has two parts. The first $25,000 applies to all property taxes, including school taxes. A second exemption applies to assessed value above $50,000 for non school taxes only. Amendment 3 would change that second, non school part.

Hyperlocal Neighborhood Breakdown

In the last two weeks I covered the Southside, Mandarin, Murray Hill, San Marco, Springfield, Arlington and Jacksonville Beach. This week I am looking at five areas we have not touched, through the lens of taxes and total cost of ownership. NEFAR does not publish neighborhood level numbers in its monthly release, so I am not quoting neighborhood medians here. Ask me for a closed sales report on any street and I will pull one.

Oceanway and the far Northside

Oceanway, north of the Trout River and near Interstate 295 and U.S. 17, has a large share of newer subdivisions mixed with older homes on bigger lots. For buyers, that mix creates a tax question worth asking on every listing: is there a community development district or a homeowners association, and how does it bill you? Some newer communities in Florida collect fees through the property tax bill as non ad valorem assessments. Those charges are separate from the tax rate and are not reduced by a homestead exemption, under current law or under Amendment 3.

• For buyers: ask for the prior year's tax bill and look at the non ad valorem line items, not just the total.
• For sellers: have your association contact and fee schedule ready. Buyers will ask.
• For investors: a rental does not get a homestead exemption, so the full assessed value is taxed. Build that into your rent math.

The Westside along Normandy Boulevard

The Westside is having a moment. The Greater Jacksonville Agricultural Fair has moved from Downtown to a new home at 13601 Normandy Boulevard after 70 years, on more than 82 acres, and its first fair there opens November 5. The fair's site describes a 10,000 capacity amphitheater, a 40,000 square foot climate controlled concert venue and exhibition hall, a new barn and more than 5,000 parking spaces.

Neighborhoods along and near Normandy Boulevard, including Cedar Hills, Argyle Forest and the areas around the new grounds, offer a wide range of home ages and prices. For homeowners here, the most useful thing to do this month is simple: open your bill, confirm your homestead exemption is listed, and pay by November 30 if your budget allows. For buyers, a venue of this size can bring event traffic on busy weekends, so drive the route on a fair day before you make an offer near the grounds.

The Town of Baldwin

Baldwin, on Duval's far west side, is one of the small cities inside the consolidated county with its own municipal government. That shows up on the tax bill. The City Council's September vote kept the city rate for Baldwin at 9.4208 mills, compared with 11.1919 mills for the General Services District that covers most of Jacksonville. Baldwin owners also pay school and other district rates, so compare the full bill, not just the city line.

That is the lesson for buyers anywhere in Duval: two homes at the same price can carry different tax bills depending on which taxing district they sit in. Look up the exact parcel on the Property Appraiser's site before you decide, and do not assume a neighboring town's bill applies to yours.

The Kernan and Hodges corridor along Butler Boulevard

East of Interstate 295, the neighborhoods around Kernan Boulevard and Hodges Boulevard sit between the Southside job centers and the Beaches. The Florida Department of Transportation is resurfacing J. Turner Butler Boulevard from Belfort Road to Hodges Boulevard, a project of about $14.2 million that includes milling and resurfacing, drainage, guardrail and bridge work. Action News Jax reported that FDOT expects the work to finish in late 2027.

• For buyers: expect lane shifts and night work on Butler for a while. Check your commute at the times you would actually drive it.
• For sellers: if a buyer asks about the construction, you can point to FDOT's published project information. Finished road work is usually a selling point, not a drawback.

Bartram Park and the St. Johns County line

Bartram Park straddles the Duval and St. Johns county line along the Interstate 95 corridor south of Jacksonville. That line matters more than most buyers realize. A home on one side pays Duval taxes to the Duval Tax Collector at Duval rates. A home a short drive away may pay St. Johns County taxes, at St. Johns rates, to a different Tax Collector, with a different school district.

Prices also differ by county. NEFAR reported a September median single family price of $568,750 in St. Johns, with a 3.7 month supply, compared with $345,000 and 3.8 months in Duval. If you are shopping near the line, compare total monthly cost, including taxes and any association or district fees, for each home on its own.

Good News and Local Infrastructure

$4.9 million restored to the Affordable Housing Trust Fund

On September 22, the City Council voted 12 to 7 to restore $4.9 million to the city's Affordable Housing Trust Fund in the new budget. According to Jacksonville Today, the final plan includes $2 million for down payment assistance, $1.4 million for capital stack funding and $1.5 million for attainable housing utility tap fees. News4JAX also reported the restored funding and its focus on down payment help. Program details for buyers will come from the city once the money is put to work. I will share them when they are published.

A new home for the Jacksonville fair on the Westside

The Greater Jacksonville Agricultural Fair opens its first season at the new Jacksonville Festival and Fairgrounds, 13601 Normandy Boulevard, on November 5. The City of Jacksonville's events calendar and the fair's own site both list the new location and the November 5 to 15 dates. A large new venue is a real change for the Westside, and it is worth watching how the area around it develops.

Butler Boulevard resurfacing between Belfort and Hodges

FDOT District 2 announced the resurfacing of J. Turner Butler Boulevard from Belfort Road to Hodges Boulevard, and Action News Jax reported in October that the roughly $14.2 million project is expected to finish in late 2027. Better pavement, drainage and guardrails on one of Jacksonville's main east and west routes is good news for the Southside and the neighborhoods east of Interstate 295.

Upcoming Community Events, November 2 to 15

Dates and times are from the organizers and the listed calendars as of November 1. Plans can change, so check the organizer's page before you go.

• Election Day, Tuesday, November 3. Polls are open 7 a.m. to 7 p.m. at your assigned precinct. Look up your polling place before you go. The Duval County Supervisor of Elections main office is at 105 E. Monroe St., Jacksonville.
• Greater Jacksonville Agricultural Fair, November 5 to 15. Jacksonville Festival and Fairgrounds, 13601 Normandy Boulevard, Jacksonville. Gate times vary by day. The fair lists November 11 as Military Appreciation Day.
• Riverside Arts Market, Saturdays November 7 and November 14. 10 a.m. to 3 p.m., under the Fuller Warren Bridge at 715 Riverside Ave., Jacksonville. Free admission.
• Veterans Day Parade, Wednesday, November 11. Steps off at 11:01 a.m. from Water Street in front of the Jacksonville Center for the Performing Arts, 300 Water St., and ends at VyStar Veterans Memorial Arena, 300 A. Philip Randolph Blvd. Free. The city lists Bay Street between Hogan Street and A. Philip Randolph Boulevard as the main viewing area. Some downtown roads close at 7 a.m.
• K9s For Warriors Armed Forces Tri Bridge Challenge 10K and 5K, Saturday, November 14. 8 a.m. start at Riverfront Plaza, 2 Independent Drive, Jacksonville. The 10K crosses three downtown bridges and the 5K crosses two. Military rates are available.

Frequently Asked Questions

What is Florida Amendment 3 on the November 3, 2026 ballot?

It is a proposed constitutional amendment titled "Increased Homestead Exemption; Lower Cap on Increases in Non Homestead Property Assessments." It would raise the homestead exemption for non school taxes to $150,000 in 2027 and $250,000 in 2028, then index it to inflation. It would lower the yearly assessment cap for non homestead property from 10% to 5% for non school levies, and limit how counties and cities use property tax money. It needs 60% of the vote and would take effect January 1, 2027.

Would Amendment 3 change my 2026 property tax bill?

No. The bills mailed in November 2026 are based on the 2026 tax roll. If the amendment passes, the first notices reflecting it would be the August 2027 TRIM notices, and the first bills would arrive in November 2027, according to the Pinellas County Property Appraiser's guide.

When is the discount deadline for Duval County property taxes?

Pay by November 30 for a 4% discount. The discount drops to 3% in December, 2% in January and 1% in February. The full amount is due by March 31, and unpaid taxes become delinquent April 1. If you do not receive a bill, you still owe the tax.

When should I file for homestead if I buy a home in Jacksonville this fall?

You must own the home and live in it as your permanent residence on January 1. Then file with the Duval County Property Appraiser by March 1. If you close in November or December 2026 and move in before January 1, 2027, you would file for the 2027 tax year by March 1, 2027.

Is Duval County a buyer's market or a seller's market right now?

It is fairly balanced. Duval had a 3.8 month supply of single family homes in September and a 29 day median time on market, according to NEFAR. Buyers have choices, and homes that are priced well still sell in about a month.

Contact Keith

Want to know what your taxes would look like on a home you are considering, or how the homestead rules apply to your move? Call or text me, Keith Jones Sr, Broker and Owner (ABR, MRP), Public Services Realty, Florida broker license BK3328013, at 904.554.8560 or email keithjonessr@gmail.com. Read last week's report: Duval County Market: Week of October 26, 2026. Learn more about Keith.

This article is general information, not tax or legal advice. For questions about your own exemptions or bill, contact the Duval County Property Appraiser or Tax Collector, or a tax professional.

Linked Sources

• Freddie Mac Primary Mortgage Market Survey, October 29, 2026
• FRED: 30 year fixed rate mortgage average
• NEFAR, September 2026 market release
• Jax Daily Record, October 8, 2026
• Florida Politics, October 12, 2026
• Florida Realtors, September and third quarter 2026 report
• Florida Division of Elections, Amendment 3 ballot text
• Pinellas County Property Appraiser, Amendment 3 guide
• Jacksonville Today, Council approves budget, September 23, 2026
• News4JAX, Council restores $4.9 million in affordable housing funds
• Jax Daily Record, Council passes budget, September 29, 2026
• Duval County Tax Collector, property taxes
• Duval County Tax Collector, important dates
• Jacksonville News Now, Duval County property taxes guide
• Duval County Property Appraiser, homestead application
• Duval County Property Appraiser, online homestead filing
• Greater Jacksonville Agricultural Fair, location and dates
• City of Jacksonville events, Greater Jacksonville Agricultural Fair
• Action News Jax, FDOT projects along Butler Boulevard
• FDOT District 2, Butler Boulevard resurfacing from Belfort Road to Hodges Boulevard
• Jacksonville News Now, Duval Election Day guide
• City of Jacksonville, Veterans Day Parade
• Jacksonville News Now, Veterans Day Parade guide
• Visit Jacksonville, Riverside Arts Market
• Downtown Jacksonville, Riverside Arts Market dates
• 1st Place Sports, K9s For Warriors Armed Forces Tri Bridge Challenge
• Visit Jacksonville, K9s For Warriors Armed Forces Tri Bridge Challenge