ST. AUGUSTINE, Fla. - s4story -- How could Florida's proposed Amendment 3 affect homeowners in St. Johns County?

The answer depends partly on whether a property qualifies for Florida's homestead exemption or is classified as non-homestead. The proposed constitutional amendment would provide different property tax benefits for these classifications if approved by voters.

Michelle Ortelli, Realtor with The Ortelli Team - Coldwell Banker Vanguard Realty, is encouraging St. Johns County homeowners, second-home owners and relocation buyers to understand these distinctions before making property decisions.

What Would Amendment 3 Change?

Homestead properties: For qualifying primary residences, the proposed exemption for non-school property taxes would increase to $150,000 in 2027 and $250,000 in 2028, with inflation adjustments beginning in 2029.

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Non-homestead properties: For qualifying second homes, vacation properties, rental properties and other non-homestead real estate, the annual assessed-value growth cap would decrease from 10% to 5%.

The proposed 5% limitation applies to assessed-value increases, not necessarily to annual property tax bills.

The amendment also includes additional eligibility requirements for certain new Florida residents, including a waiting period before receiving the increased homestead exemption.

Why Property Classification Matters

For homeowners in St. Johns County, especially those considering selling, relocating or retaining a second home, understanding property classification is an important part of evaluating ownership costs.

"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," said Ortelli.

Ortelli recommends reviewing property taxes, insurance, maintenance expenses and community fees when evaluating whether to sell, rent or retain a property.

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Through her Clear Path Framework, Ortelli helps clients examine property circumstances, evaluate options and develop strategies aligned with their real estate goals.

Amendment 3 requires at least 60% voter approval to pass. If approved, it would take effect January 1, 2027. Actual tax consequences would depend on individual eligibility, property assessments, applicable tax rates and implementation.

Property owners should verify their classification with the St. Johns County Property Appraiser and consult a qualified tax professional.

Read Michelle Ortelli's complete homeowner guide:

https://ortelliteam.com/2026/10/29/is-your-property-homestead-or-non-homestead-floridas-amendment-3-treats-them-differently

Official source: St. Johns County Property Appraiser, www.sjcpa.gov

About Michelle Ortelli

Michelle Ortelli is a Realtor with The Ortelli Team - Coldwell Banker Vanguard Realty, serving St. Johns County, St. Augustine and Northeast Florida.

Media Contact: Michelle Ortelli
904-570-8130
mortelli@cbvfl.com
mortelli@cbvfl.com | www.ortelliteam.com