“I want Canadian and Brazilian tourists to subsidize the state and thereby allow Florida residents to pay less taxes,” Governor Ron DeSantis declared last year during a press conference, outlining a fiscal shift that could soon raise expenses for Canadian property owners in the state.
Canadian citizens who own real estate in Florida face potential financial increases under amendment no. 3, a proposal put forward by Governor DeSantis ahead of midterm elections. The measure aims to reduce or eliminate property taxes for permanent residents while shifting the fiscal weight onto secondary homeowners, including Canadians. State economists estimate that the proposed tax measures would cost approximately 12 billion US dollars annually, which could force local communities to enact drastic budget cuts or find alternative revenue sources.
Did You Know? Canadian citizens collectively own 60 billion US dollars worth of real estate in Florida, according to an estimate shared by Sylvia Cesaratto, Canada’s consul general in Miami.
Amendment No. 3 Tax Adjustments for Canadian Property Owners
To offset the budget deficit created by tax relief for permanent residents, amendment no. 3 proposes increasing the taxable value of secondary residences owned by Canadians or other non-residents by up to 5 percent annually. Governor DeSantis defended the strategy in an interview with Fox Business last June, arguing that raising property taxes on non-primary residences—such as residential units, Airbnb rentals, Canadian secondary homes, and commercial spaces—helps replenish local coffers. Permanent residents with primary homes valued at 250,000 US dollars or less would pay nothing under the amendment, with reductions applied to properties above that threshold and a goal of total elimination.
At least 60 percent of Florida voters must approve the constitutional amendment for it to pass, and at least one recent poll suggests that threshold could be met. Edie Ousley, spokesperson for the opposition group Vote No on 3, warned that the fiscal adjustment could trigger new shocks on the housing market as Canadian owners potentially put their properties up for sale. Ousley also noted that small businesses relying on Canadian visitors are already suffering from a decline in visitor numbers, as Canadians represent the primary source of international tourism in the state.
Snowbirds React to New Financial Pressures and Political Shifts
Many Canadian property owners view the proposed tax changes as another frustration following the return of Donald Trump to the White House. Glenn McGill, a resident of Wiarton, Ontario, who has spent his winters in North Fort Myers for 15 years, noted that while wealthy owners may not mind, additional taxes would hurt regular snowbirds. McGill and his wife, Deb, observed an exodus of Canadians from their retirement community and officially put their own house on the market, though McGill noted the local real estate market remains stagnant.
Other long-time Canadian visitors are altering their winter travel plans entirely due to the changing political and economic climate. Lilly White of Almonte, Ontario, stopped visiting Florida after decades of escaping Canadian winters, while Jo-Ann Rowe, a former winter resident of Fort Lauderdale, opted instead to rent a property in Puerto Vallarta, Mexico.
Expert Insight: The convergence of proposed tax policy changes and shifting cross-border sentiment highlights the delicate economic interdependence between Florida municipalities and their seasonal international residents. While local officials seek sustainable funding models for resident tax relief, alterations to the tax burden on multi-billion-dollar foreign-owned real estate risk reshaping both local tourism revenues and regional housing markets.
Details on Florida property tax amendment and Canadian real estate holdings
What is amendment no. 3 in Florida?
Proposed by Governor Ron DeSantis ahead of the midterm elections, amendment no. 3 aims to reduce or eventually eliminate property taxes for permanent Florida residents while permitting up to a 5 percent annual increase in the taxable value of secondary homes owned by Canadians and other non-residents.
How much property do Canadians own in Florida?
Canadian citizens own an estimated 60 billion US dollars in real estate across the state of Florida, according to figures provided by Sylvia Cesaratto, Canada’s consul general in Miami.
What do snowbirds and local groups say about the proposal?
Some Canadian property owners, such as 15-year North Fort Myers snowbird Glenn McGill, have listed their homes for sale due to the financial and political climate, while opposition groups like Vote No on 3 warn that the policy could cause market shocks and harm small businesses reliant on international tourism.
How might property tax shifts in southern retirement destinations influence where international snowbirds choose to spend their winters in the coming years?
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