How Could Florida Amendment 3 Affect Primary Residences, Second Homes, and Investment Properties in St. Johns County?

By Michelle Ortelli | Trusted Real Estate Advisor in Northeast Florida
The Ortelli Team | Coldwell Banker Vanguard Realty
Published: October 30, 2026

Florida homeowners are preparing to vote on Amendment 3 on November 3, 2026. The proposed constitutional amendment has generated questions about property-tax savings, homestead exemptions, and the future cost of owning real estate.

For property owners in St. Augustine and throughout St. Johns County, one question deserves particular attention:

How could Amendment 3 affect your property if it is your primary residence, a second home, or an investment property?

The answer depends in part on how your property is classified and which exemptions or assessment limitations currently apply.

Direct Answer: Amendment 3 Would Treat Different Property Types Differently

If approved, Florida Amendment 3 would increase the homestead exemption for qualifying primary residences on non-school property taxes and reduce the annual assessment-growth cap for qualifying non-homestead properties from 10% to 5%.

The proposed changes include:

• Qualifying homestead properties: A non-school homestead exemption of $150,000 in 2027, increasing to $250,000 in 2028, with inflation adjustments beginning in 2029.
• Qualifying non-homestead properties: A reduction in the annual assessed-value growth cap from 10% to 5%.
• Certain new Florida residents: Additional eligibility provisions that could affect when they receive the expanded homestead exemption.

The amendment requires at least 60% voter approval on November 3, 2026. If approved, its effective date would be January 1, 2027.

These proposed benefits are different, and neither should be confused with a guaranteed reduction in an individual property’s tax bill.

Related Reading: If you’re unsure whether your property qualifies as homestead or non-homestead, read my companion article, Is Your Property Homestead or Non-Homestead? Florida’s Amendment 3 Treats Them Differently. It explains why property classification matters before comparing potential tax changes.

1. How Could Amendment 3 Affect a Primary Residence?

For many St. Johns County homeowners, the most familiar property-tax benefit is Florida’s homestead exemption.

A homestead generally refers to a property that an eligible owner uses as a permanent residence.

Qualifying homeowners may receive exemptions and assessment limitations that affect the taxable value of their property.

Under Amendment 3, the proposed homestead exemption for non-school property taxes would increase to:

Tax Year	Proposed Non-School Homestead Exemption
2027	$150,000
2028	$250,000
2029 and later	Subject to annual inflation adjustments

The proposed increase would apply to qualifying non-school property taxes.

It would not eliminate school property taxes.

Why does this distinction matter?

Property-tax bills can include taxes levied by multiple taxing authorities.

A change to the exemption used for non-school taxes does not necessarily produce the same reduction across every portion of a homeowner’s bill.

The actual effect would depend on the property’s assessed value, applicable exemptions, tax rates, and eligibility.

For homeowners in communities such as SilverLeaf, RiverTown, Nocatee, World Golf Village, and St. Augustine, reviewing the official property record is the best starting point.

2. How Could Amendment 3 Affect a Second Home?

St. Johns County attracts buyers who purchase vacation homes, seasonal residences, and properties they may eventually use for retirement.

However, owning a home in Florida does not automatically make that property eligible for a homestead exemption.

A second home that does not qualify as the owner’s permanent residence is generally treated as non-homestead property.

Under Amendment 3, qualifying non-homestead properties would be subject to a proposed reduction in the annual assessment-growth cap:

Current cap: 10%

Proposed cap: 5%

Does that mean a second home’s property taxes could increase by only 5%?

No.

The proposed cap would limit certain annual increases in assessed value, not the total property-tax bill.

Tax rates, assessments, ownership changes, and other factors could still affect the amount owed.

A second-home owner should therefore avoid interpreting the proposed 5% limit as a guaranteed cap on annual property-tax payments.

What should second-home owners verify?

Before estimating how Amendment 3 might affect a vacation or seasonal property, review:

1. Whether the property is classified as non-homestead.
2. Its current just, assessed, and taxable values.
3. Whether an assessment limitation currently applies.
4. Its ownership history and any anticipated ownership changes.
5. The complete annual cost of maintaining the property.

These questions matter whether the owner plans to keep the property, rent it, or sell it.

3. How Could Amendment 3 Affect an Investment Property?

Owners of qualifying rental homes and other non-homestead investment properties could also be affected by the proposed reduction in the assessment-growth cap.

For example, an owner of a qualifying residential rental property in St. Johns County would need to understand how the proposed 5% limitation could apply to future assessed-value increases.

However, that does not establish a specific tax savings amount.

What should investment-property owners consider?

Property taxes are one component of an investment property’s financial performance.

Owners should also evaluate:

• Insurance premiums.
• Maintenance and repair expenses.
• Property management costs.
• HOA or CDD obligations, where applicable.
• Rental income and vacancy assumptions.
• Current market conditions.
• Potential costs associated with selling.

A proposed property-tax change should be considered alongside the property’s complete financial picture, not in isolation.

4. What About Homeowners Who Are Planning to Relocate to Florida?

Amendment 3 includes additional eligibility provisions for certain people who establish Florida residency after December 31, 2026.

This may be particularly relevant to buyers planning to move to St. Johns County in 2027 or later.

For example, a buyer relocating from another state should not assume that purchasing a Florida home automatically establishes eligibility for every homestead benefit.

Florida residency, permanent-residence requirements, homestead eligibility, and the amendment’s proposed transition provisions are separate considerations.

Before making a purchase or changing residency plans, consult the St. Johns County Property Appraiser and a qualified tax professional.

A proposed tax benefit should not be the sole reason for accelerating a relocation decision.

5. What If Your St. Johns County Home Was Listed but Did Not Sell?

For homeowners whose listings have expired, Amendment 3 introduces another consideration when reviewing whether to relist, rent, or retain a property.

The first question is not how much the amendment might save.

It is:

How is the property currently classified, and has anything changed about how you use it?

A home that remains an owner’s qualifying primary residence may have different tax considerations from a property that is now vacant, rented, or used as a second home.

An expired listing by itself does not automatically change a property’s homestead status.

However, changes in occupancy, ownership, or permanent-residence circumstances may affect eligibility.

Before deciding whether to relist, review the complete picture.

Consider:

Current market value: What do recent comparable sales indicate?

Competing listings: What alternatives are available to buyers?

Pricing strategy: Was the previous asking price supported by market conditions?

Property presentation: Did the listing effectively communicate the home’s features and value?

Buyer feedback: Were there recurring concerns that should be addressed?

Ownership costs: What does it cost to continue holding the property?

For a homeowner whose listing did not sell, these factors are often more immediately actionable than waiting for a proposed tax change.

Florida Amendment 3: Property-Type Comparison

The following table summarizes the proposal’s potential relevance to different property owners.

Property Type	Proposed Amendment 3 Treatment	Important Information to Verify
Primary residence	Expanded non-school homestead exemption for qualifying owners	Homestead eligibility, assessed value, taxable value, existing exemptions
Second home	Potential application of a 5% annual non-homestead assessment-growth cap	Property classification, assessment history, applicable limitations
Rental or investment property	Potential application of a 5% annual non-homestead assessment-growth cap	Assessment status, ownership structure, taxable value
New Florida resident	Potential homestead benefits subject to additional eligibility provisions	Residency timing, permanent-residence status, exemption eligibility
Previously listed home	Treatment depends on actual classification and eligibility	Current use, residency status, exemptions, and ownership costs

Important: This table explains the proposed categories. It does not determine whether an individual property qualifies or predict its future tax bill.

6. How Can You Check Your Property’s Current Classification?

The St. Johns County Property Appraiser maintains records that can help homeowners understand their current property assessments and exemptions.

Start by locating your property record and reviewing three values.

Just or Market Value

The Property Appraiser’s estimate of the property’s market value for assessment purposes.

This may differ from the price the property would achieve in a current sale.

Assessed Value

The value determined for property-tax assessment purposes after applicable assessment limitations are considered.

Taxable Value

Generally, the assessed value after applicable exemptions.

A property may have different taxable values for school and non-school taxing authorities.

Knowing these three values is essential before comparing potential Amendment 3 scenarios.

You can review official information through the St. Johns County Property Appraiser.

Michelle’s Expert Insight

“When working with homeowners in St. Johns County, especially those considering selling a second home or relisting an expired property, I encourage them to understand the complete financial picture.”

Michelle Ortelli
Trusted Real Estate Advisor in Northeast Florida
The Ortelli Team | Coldwell Banker Vanguard Realty

Understanding property taxes is part of that financial picture.

However, property classification, assessed value, exemptions, financing, insurance, market conditions, and future ownership plans all deserve attention.

The goal is to make informed real estate decisions based on verified information rather than assumptions about potential tax savings.

How I Help Clients Navigate These Decisions: The Clear Path Framework

My approach to helping St. Johns County buyers and sellers make informed decisions follows The Clear Path Framework.

LISTEN | Understand Your Goals

We begin by discussing how you use the property, your timeline, and what you want to accomplish.

ANALYZE | Review the Relevant Information

We examine local housing conditions, comparable properties, ownership costs, and the property information that should be verified with the appropriate authorities.

STRATEGIZE | Develop a Plan

We consider how your property’s market position, carrying costs, and long-term goals fit into a practical buying or selling strategy.

NEGOTIATE | Evaluate the Complete Transaction

We assess offers, financing terms, contingencies, concessions, and other factors that influence the outcome of a real estate transaction.

ACHIEVE | Move Forward With Confidence

The objective is to help you make informed decisions that support your next chapter.

Frequently Asked Questions About Amendment 3

Would Amendment 3 automatically reduce every Florida homeowner’s property taxes?

No. The proposal contains different provisions for qualifying homestead and non-homestead properties. The actual impact would depend on eligibility, assessed values, exemptions, tax rates, and implementation.

Would the expanded homestead exemption apply to a vacation home?

Generally, no. The expanded homestead exemption is intended for qualifying homestead properties. A vacation home that does not qualify as the owner’s permanent residence would generally be considered non-homestead.

Would the proposed 5% cap limit my entire property-tax bill?

No. The proposed cap concerns certain annual increases in assessed value. It is not a guaranteed 5% maximum increase in the property-tax bill.

Would buying a home in St. Johns County automatically qualify me for the expanded homestead exemption?

No. Purchasing property does not automatically establish homestead eligibility. Ownership, permanent-residence status, residency timing, and other requirements matter.

Should I wait for the election before deciding whether to sell?

That depends on your circumstances. The election outcome is one consideration, but current market conditions, property expenses, personal goals, and timing may be more important to your decision.

Where can I verify information about my property?

Start with the St. Johns County Property Appraiser. For individual tax consequences, consult a qualified tax professional.

The Bottom Line: Know Your Property Classification Before Comparing Potential Tax Changes

Florida Amendment 3 could affect St. Johns County primary residences, second homes, and investment properties differently if voters approve it on November 3, 2026.

For qualifying homestead properties, the proposal focuses on increasing the non-school homestead exemption.

For qualifying non-homestead properties, it focuses on reducing the annual assessment-growth cap.

For certain new Florida residents, additional eligibility provisions could affect the timing of expanded benefits.

Before making a property-related decision, verify your property’s classification, assessed value, exemptions, and complete ownership costs.

Whether you’re preparing to sell your primary residence, evaluating a second home, relocating to Northeast Florida, or reconsidering an expired listing, understanding these factors can help you make a more informed decision.

Have Questions About Buying or Selling in St. Johns County?

If you’re evaluating your real estate options in St. Augustine or St. Johns County, I can help you review local market conditions, competing properties, pricing strategy, and the financial considerations involved in buying or selling.

For questions about homestead eligibility, property assessments, or tax calculations, I encourage you to consult the appropriate government office or qualified tax professional.

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Official Sources and Further Reading

St. Johns County Property Appraiser

Review official information about Amendment 3, property assessments, exemptions, and property classification.

Florida Department of State

Review the proposed constitutional amendment and official ballot information.

Related Article by Michelle Ortelli

Is Your Property Homestead or Non-Homestead? Florida’s Amendment 3 Treats Them Differently.

Published October 29, 2026.

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About Michelle Ortelli

Michelle Ortelli is a trusted real estate advisor serving St. Augustine, St. Johns County, and Northeast Florida.

Her specialties include residential real estate, relocation, second homes, Global Luxury properties, and helping homeowners whose listings have expired develop a stronger plan for their next move.

She works with clients through The Clear Path Framework: LISTEN | ANALYZE | STRATEGIZE | NEGOTIATE | ACHIEVE.

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Michelle Ortelli | Trusted Real Estate Advisor in Northeast Florida | Specializing in
Helping Homeowners in St. Augustine | St. Johns County | Northeast Florida Sell with Confidence | Global Luxury | Residential | Relocation | Second Homes | Expired Listings
904-570-8130 | mortelli@cbvfl.com | www.ortelliteam.com

The Ortelli Team | Coldwell Banker Vanguard Realty

Local Expertise. | Strategic Marketing. | Better Results.

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Educational Disclaimer: This article is provided for general real estate education and does not endorse or oppose Amendment 3 or recommend how anyone should vote. As of October 30, 2026, the amendment has not been approved by voters. Michelle Ortelli provides real estate guidance, not individualized tax or legal advice. Property-tax outcomes depend on eligibility, assessed values, exemptions, tax rates, and implementation. Consult the St. Johns County Property Appraiser, a qualified tax professional, or an attorney for advice regarding your circumstances.