How Would Florida's Amendment 3 Affect St. Johns County Homeowners and People Relocating Here in 2027?

Florida Property Tax Update | October 19, 2026
By Michelle Ortelli, Trusted Real Estate Advisor | The Ortelli Team, Coldwell Banker Vanguard Realty

If you own a home in St. Johns County or are planning to relocate to Northeast Florida, property taxes are an important part of your housing budget.

With Florida’s November 3, 2026, election approaching, Amendment 3 raises questions about homestead exemptions, property-tax savings and how the proposed changes could affect people moving to Florida from another state.

One provision deserves particular attention from relocation buyers: the proposed five-year waiting period for certain new Florida residents.

What Would Amendment 3 Change for St. Johns County Homeowners?

Direct Answer

If approved by at least 60% of Florida voters on November 3, 2026, Amendment 3 would increase the homestead exemption for non-school property taxes to $150,000 in 2027 and $250,000 in 2028.

However, people who were not Florida residents on December 31, 2026, would generally have to wait until their fifth year of receiving a homestead exemption to qualify for the larger exemption, subject to constitutional and implementation requirements.

The amendment would also reduce the annual assessment-increase cap on qualifying non-homestead properties from 10% to 5%.

Amendment 3 would not eliminate Florida property taxes. School property taxes would remain.

For homeowners in St. Augustine, Nocatee, RiverTown, SilverLeaf, Fruit Cove, World Golf Village and other St. Johns County communities, the financial effect would depend on the property’s taxable value, exemption eligibility and applicable tax rates.

1. What Property-Tax Changes Does Amendment 3 Propose?

The proposed amendment includes several significant changes.

Provision	Proposed Change
2027 homestead exemption	Increase to $150,000 for non-school property taxes
2028 homestead exemption	Increase to $250,000 for non-school property taxes
Beginning in 2029	Annual inflation adjustments
New Florida residents	Larger exemption generally begins in the fifth year of exemption for those not Florida residents on December 31, 2026
Non-homestead properties	Reduce annual assessment-increase cap from 10% to 5%
School property taxes	Remain in place
Approval requirement	At least 60% voter approval

These changes would take effect beginning January 1, 2027, if approved, with certain provisions phased in afterward.

Important: An exemption reduces the taxable value used to calculate applicable property taxes. It is not a dollar-for-dollar reduction in the tax bill.

2. Why Does the Five-Year Rule Matter for People Relocating to St. Johns County?

This may be one of the most important provisions for buyers moving to Northeast Florida from another state.

Under the proposal, someone who was not a Florida resident on December 31, 2026, would initially receive the existing homestead exemption, assuming they qualify.

The larger exemption would generally become available beginning in their fifth year of exemption.

The proposed language includes the qualification “to the extent permitted by the U.S. Constitution.”

That means the final application of the residency provision could depend on implementing legislation and potential legal questions.

Example: Relocating to St. Johns County in 2027

Consider a family relocating from another state and purchasing a primary residence in St. Johns County during 2027.

Before purchasing, they should determine:

When they would establish Florida residency.
When the property could qualify as their permanent residence.
When they could first apply for homestead exemption.
Whether the proposed newcomer provision would apply.
How their property taxes might differ from those paid by the current owner.

A buyer should not assume that the current owner’s property-tax bill will become their own tax bill after closing.

A change in ownership can affect assessed value and exemptions, making a property-specific tax estimate especially important.

For buyers comparing homes in Nocatee, RiverTown, SilverLeaf or established St. Augustine neighborhoods, property taxes should be considered alongside homeowners insurance, mortgage payments and applicable HOA or CDD fees.

Michelle’s Relocation Insight

“When someone relocates to St. Johns County, I encourage them to understand the complete cost of owning the home, not simply the purchase price. If Amendment 3 passes, the timing of Florida residency and homestead eligibility could become an important part of that conversation.”

3. How Would Amendment 3 Affect Current Homesteaded Homeowners?

For homeowners who already qualify for Florida’s homestead exemption, Amendment 3 could provide additional relief on non-school property taxes.

However, the actual savings would vary.

Three factors are particularly important:

Property value and assessment: A property’s market value and taxable value are not necessarily the same.

Existing exemptions: Current homestead benefits and assessment limitations can affect the calculation.

Local tax rates: The amount of tax relief depends on the applicable non-school millage rates.

For example, two homes with similar market values in St. Johns County may have different taxable values because of their ownership histories and exemptions.

That means they may experience different tax outcomes under the same amendment.

Homeowners should review their current property-tax information and consult the St. Johns County Property Appraiser for property-specific guidance.

4. What About Second Homes, Vacation Properties and Rentals?

Amendment 3 also proposes a change affecting qualifying non-homestead properties.

Under the proposal, the annual assessment-increase cap would decrease from 10% to 5%.

This provision could be relevant to owners of:

Second homes
Vacation properties
Long-term rental properties
Other qualifying non-homestead real estate

However, an assessment cap is not the same as a cap on the total property-tax bill.

Changes in millage rates, exemptions and other applicable assessments can still influence the amount owed.

For buyers considering a second home or investment property in St. Augustine or elsewhere in St. Johns County, understanding the distinction between homestead and non-homestead taxation is essential.

5. What Could Amendment 3 Mean for St. Johns County’s Budget?

Property-tax reductions can benefit qualifying homeowners, but they also affect the revenue available to local governments.

St. Johns County adopted an approximately $1.9 billion FY2027 budget while maintaining its millage rate.

According to county-reported estimates discussed in October 2026, the projected revenue reductions associated with Amendment 3 include:

Fiscal Year	Estimated County Revenue Reduction
FY2028	$68.3 million
FY2029	$136.1 million
FY2032	$191.6 million

These are projections, not confirmed future losses.

The county has not established that a specific neighborhood road, park or public facility will be affected by these projected reductions.

For St. Johns County residents, the broader questions include how future revenue changes might influence infrastructure planning, public services and local budget priorities.

The county has stated that it takes no position on the amendment.

The important distinction is that potential homeowner tax savings and potential local government revenue reductions are separate considerations. Both deserve attention.

6. What Is the Separate St. Johns County Conservation-Land Ballot Question?

In addition to statewide Amendment 3, St. Johns County voters will consider a separate conservation-land funding measure on November 3.

According to Jacksonville Today, the county ballot measure would authorize up to $100 million in bonds for conservation-land acquisition, with an associated property-tax levy capped at 0.15 mills.

The measure requires a simple majority, or more than 50% approval.

This is a separate ballot question from Amendment 3. Approval or rejection of one does not automatically determine the outcome of the other.

For homeowners, it is important to distinguish between a statewide proposal changing property-tax exemptions and a local proposal authorizing conservation-land financing.

7. What Should Buyers and Homeowners Verify Before Making a Decision?

Regardless of the election outcome, understanding a property’s tax situation is an important part of buying or owning a home.

I encourage St. Johns County homeowners and relocation buyers to ask these questions:

For current homeowners: Is your property receiving the homestead exemptions for which you qualify, and do you understand your current taxable value?

For relocation buyers: When will you establish Florida residency, and when might your new property first qualify for homestead exemption?

For second-home buyers: Will the property be classified as homestead or non-homestead, and what assessment limitations might apply?

For sellers: Are you helping prospective buyers understand that their future property taxes may differ from yours?

For everyone: How could potential changes in local tax rates or assessments affect your future ownership costs?

The best starting point is the St. Johns County Property Appraiser, followed by a qualified tax professional when individual circumstances require additional guidance.

Michelle Ortelli’s Expert Insight

“For homeowners and buyers in St. Johns County, property taxes are an important part of the real estate decision. If Amendment 3 passes, I would encourage current homeowners, relocating buyers and second-home owners to understand which provisions apply to their property. The goal is to make decisions based on the complete cost of ownership, not simply a headline about potential tax savings.”

Michelle Ortelli | Trusted Real Estate Advisor in Northeast Florida

8. How I Help St. Johns County Buyers Understand the Complete Picture

The Michelle Ortelli Signature Framework

LISTEN | Understand your goals, relocation timeline, property needs and ownership concerns.

ANALYZE | Review current property taxes, exemptions, neighborhood costs and available property information.

STRATEGIZE | Help you compare communities and evaluate total ownership expenses before making a purchase decision.

NEGOTIATE | Evaluate purchase terms, financing considerations and contract details with your priorities in mind.

ACHIEVE | Help you move forward with informed decisions and greater confidence about your real estate investment.

For buyers relocating to Northeast Florida, this process can be especially useful when comparing homes in communities with different property-tax histories, insurance costs, HOA fees and CDD assessments.

9. What Happens Next With Amendment 3?

As of October 19, 2026, Amendment 3 remains a proposal awaiting voter approval.

Several developments are worth monitoring:

November 3, 2026: Florida voters decide whether to approve Amendment 3.
January 1, 2027: Proposed effective date if the amendment receives at least 60% approval.
2027–2028: Proposed increases in the non-school homestead exemption.
Beginning in 2029: Proposed annual inflation adjustments.
After the election: Any implementing legislation, official guidance on the residency provision and future local budget decisions.

What remains uncertain is the exact financial effect on individual St. Johns County properties, how the newcomer provision may be implemented or challenged, and whether local governments will make future changes to tax rates or services.

Frequently Asked Questions About Amendment 3

Would Amendment 3 eliminate property taxes in St. Johns County?

No. The proposal would increase exemptions for qualifying homestead properties on non-school taxes. School property taxes would remain, and other applicable taxes and assessments could continue.

Would someone moving to Florida in 2027 immediately receive the larger exemption?

Generally, no. Under the proposed language, someone who was not a Florida resident on December 31, 2026, would initially receive the existing homestead exemption upon qualifying. The increased exemption would begin in the fifth year of exemption, subject to constitutional and implementation requirements.

Would Amendment 3 apply to second homes?

The increased homestead exemption would not generally apply to second homes. However, the proposed reduction in the annual assessment-increase cap for qualifying non-homestead properties could be relevant.

Would Amendment 3 automatically increase home values?

No. Property-tax changes can influence affordability, but they do not guarantee higher resale prices. Home values also depend on supply, demand, financing costs, location and property condition.

Should relocation buyers wait until after the election to purchase?

Not necessarily. Buyers should evaluate their personal timeline, financing, available properties and total ownership costs. A tax professional can help them understand how the proposal might affect their individual circumstances.

The Bottom Line: Understand the Proposal Before Making a Real Estate Decision

Amendment 3 could change property-tax expenses for St. Johns County homeowners, but its effects would not be identical for everyone.

Current homesteaded homeowners, people relocating to Florida and owners of non-homestead properties could be affected differently.

For buyers moving to St. Augustine or St. Johns County, the proposed five-year residency provision is especially important to understand.

For current homeowners, the key considerations include exemption eligibility, taxable value and potential changes in future tax bills.

And for the community as a whole, projected changes in county revenue raise additional questions about future budgeting and public services.

My recommendation is to understand the proposal, verify your individual property-tax situation and make your real estate decisions using confirmed information.

Whether you’re buying, selling or relocating, the right question is:

“What will this property actually cost me to own, both today and in the years ahead?”

About the Author

The Ortelli Team | Coldwell Banker Vanguard Realty

Local Expertise. | Strategic Marketing. | Better Results.

Michelle helps buyers, sellers and relocating clients understand local housing conditions, compare communities and make informed real estate decisions throughout St. Augustine, St. Johns County and Northeast Florida.

Sources and Further Reading

Official government resources

Amendment 3 reporting and analysis

The St. Johns County Property Appraiser confirms that current property-tax laws remain in effect unless the amendment receives the required voter approval. The office also notes that school taxes would remain and existing Save Our Homes and portability provisions would be unchanged.

Published October 19, 2026. This article is educational and does not endorse or oppose Amendment 3 or the separate conservation-land measure. It is not legal, tax, financial or investment advice. Proposed provisions and their application may be affected by voter approval, implementing legislation and legal developments.

How Would Florida’s Amendment 3 Affect St. Johns County Homeowners and People Relocating Here in 2027?