ST. AUGUSTINE, Fla. - TelAve -- St. Johns County Realtor explains proposed property tax differences for primary residences, second homes and investment properties.

ST. AUGUSTINE, Florida:   How could Florida's Amendment 3 affect property owners in St. Johns County?

The proposed amendment would treat homestead and non-homestead properties differently, potentially affecting property tax exemptions and assessment limits if approved by voters Nov. 3.

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.

What Would Amendment 3 Change?

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

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Certain new Florida residents would face additional eligibility requirements, including a waiting period for the increased exemption.

Non-homestead properties: The annual assessed-value growth cap would decrease from 10% to 5% for qualifying properties, including second homes and investment properties.

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

Why It Matters for Property Owners

"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.

Through her Clear Path Framework, Ortelli helps clients evaluate property circumstances and make informed real estate decisions.

Amendment 3 requires at least 60% voter approval. If approved, it would take effect Jan. 1, 2027. Individual tax consequences would depend on property classification, assessments and eligibility.

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

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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.

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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