Neill Lasher - Realtor

11/04/2026

Big news for Florida homeowners❗️Amendment 3 passed on Tuesday, and it changes how property taxes work in the sunshine state.

Here’s the short version. Starting in 2027, the homestead exemption on non-school property taxes goes from about $50,000 ➡️ $150,000. In 2028 it rises to $250,000. For rentals and second homes, the cap on yearly assessment increases drops from 10% to 5%.

What that looks like in St. Johns County: take a homesteaded home in unincorporated St. John’s, which includes Ponte Vedra Beach, assessed at $1,000,000. At current tax rates:

Today: about $12,950 a year
2027: about $12,230 a year, saving roughly $720
2028: about $11,510 a year, saving roughly $1,440

School taxes stay the same, since the new exemption only applies to the non-school portion of the bill. These figures use assessed value, not market value, and assume tax rates don’t change.

If you’re moving to Florida, new residents arriving from 2027 on will need to live here five years before the new exemption applies.

The details may still be refined as the state puts this into place, so check with your county property appraiser for your specific situation. If you’d like to talk through how this affects a home you own or one you’re considering, I’m happy to help. More at LasherHomes.com.

11/04/2026

The Northeast Florida real estate market can be tricky and it’s why you can’t listen to the national news media.

Real estate is hyper local especially when it comes to Jacksonville. Why is a home in Old Ponte Vedra Beach so much more than a similar home just one street over? If you don’t know the area, it’s not always obvious.

From Ponte Vedra Beach to Atlantic Beach, San Marco, and beyond, every neighborhood has its own appeal and its own challenges. Those details matter when deciding what to buy, what to pay, or how to position your home to sell.

As a Jacksonville native with buyers and sellers all over town, I can help you understand those differences and navigate your next move with confidence.

From the river to the beaches, I have you covered. ☀️

#904 sunshinestate

11/03/2026

Your home’s competition doesn’t stop at the neighborhood gate.

These are my sales, spread across Northeast Florida and each pin represents firsthand experience helping buyers and sellers in communities all over town.

A buyer considering Marsh Landing may also be looking in Queens Harbour. Someone drawn to Glen Kernan might be comparing homes in Pablo Creek Reserve or Jacksonville Golf & Country Club. And buyers exploring Ponte Vedra Beach may also have Atlantic Beach and Jacksonville Beach on their list.

As a Jacksonville native, I bring a lifetime of local knowledge, backed by experience working across these communities.

Knowing a community means understanding its lifestyle, amenities, location and what makes buyers choose it. Knowing the broader market means understanding what else those buyers can get for their money.

For sellers, that shapes how we price and position your home. For buyers, it helps us uncover opportunities you might otherwise overlook.

When choosing your Realtor, choose someone who knows your neighborhood and the neighborhoods competing with it.

11/03/2026

10/28/2026

Hot in one neighborhood. Quiet in another.

That’s Northeast Florida’s luxury real estate market right now. Location, condition and pricing make all the difference.

Here’s what buyers and sellers should know. →

10/14/2026

$97 MILLION. Five homes. One boulevard. One quarter. 🤯

“How’s the market in Ponte Vedra Beach?” I get this question daily… and these numbers are pretty incredible.

The top five home sales in Q3 of 2026 ranged from $16.5 million to a record-breaking $22.2 million❗️all oceanfront along Ponte Vedra Boulevard.

That’s $97 million in just five sales. And there were four more ABOVE $9 million.

Swipe to see how those sale prices compare with their previous sales. 👀 The increases are staggering. Of course, the years between sales, renovations and any new construction matter when making those comparisons.

But does this speak volumes about Ponte Vedra Beach’s luxury real estate market? Absolutely.

National real estate headlines tell a broad story. These sales tell a very specific one about the highest end of our local market and why Northeast Florida real estate deserves its own conversation.

Five sales don’t represent every home in Ponte Vedra Beach, Atlantic Beach or Jacksonville Beach. But this level of activity along one stretch of our coastline is remarkable.

Source: Jacksonville Business Journal, Q3 2026 home sales reporting.

10/07/2026

Looking for new construction homes in Jacksonville or luxury new homes in Ponte Vedra Beach? Your next home might not be built yet.

From custom homesites to luxury homes already underway, there are some exciting new construction opportunities in Jacksonville and Ponte Vedra Beach and I’m helping buyers take advantage of them.

Currently under contract:
▪️ 117 Palm Spring Cove | Haven at Palm Valley
▪️ 0 Kingfisher Drive | Marsh Landing
▪️ 4745 Hunterston Lane | Glen Kernan
▪️ 4370 Hunterston | Glen Kernan, with a new home already in progress

Looking for land for sale in Ponte Vedra Beach or a custom home opportunity? Here’s what else is on my radar.

⛳️ Glen Kernan’s reimagined club and new custom homesites are giving buyers a fresh reason to look. ☀️Haven at Palm Valley offers luxury new construction off Palm Valley Road. 🐬Marsh Harbor has waterfront and non-waterfront lot opportunities and I’ll be listing a spectacular custom spec home there in spring 2027. If you’d like to learn about it now, let’s talk.

Also on my radar: a new exclusive custom-home neighborhood with 2+ acre homesites in the heart of Ponte Vedra Beach, a spec home on Neck Road, and an off-market vacant lot on Ponte Vedra Boulevard.

Why explore these opportunities now? The right homesite in an established location can be difficult to replace. Depending on the builder and property, there may also be incentives, closing-cost assistance or opportunities to personalize finishes before construction moves further along.

Whether you want to build from the ground up or find a new home already underway, knowing what’s available and what’s coming can make all the difference.

✨Message me BUILD. Let’s talk about the location, timeline and lifestyle you’re looking for.

10/06/2026

So much more goes into selling a home than most people see:

➡️ countless hours of market research
➡️ development of a strategic marketing plan to sell YOUR home.
➡️ preparation
➡️ negotiations (sometimes days, weeks or months)

Choosing a Realtor can feel overwhelming. When you hire me, you get a deep network, extensive local market knowledge, and someone you’ll enjoy working with. I find solutions and keep your goals at the center of every decision.

If you’re considering buying or selling a home in Ponte Vedra Beach or Jacksonville, I would love to share my expertise with you.

10/02/2026

Downtown Jacksonville is having a moment. And this one feels different. ✨

I’ve lived in Jacksonville my entire life. I’ve heard the plans, the promises, and the anticipation surrounding downtown for years. But I have never felt the momentum quite like this.

I recently had the opportunity for an exclusive tour of Four Seasons Private Residences Jacksonville - an incredible new chapter for luxury waterfront living on the St. Johns River. With opportunities ranging from approximately $5 million to $15 million, these residences bring a new level of design, service, and lifestyle to Northeast Florida.

I also toured The June, a first-of-its-kind private members club for Jacksonville, located in the historic Federal Reserve Building. Seeing this landmark reimagined as a place to gather, connect, and dine is exciting in its own right.

And there is so much more ahead: the highly anticipated new Museum of Science & History, the Jacksonville Jaguars’ Stadium of the Future, an evolving sports and entertainment district, and new restaurants bringing more of the elevated dining experiences I’ve long wanted to see here.

Together, these projects are changing how we experience downtown Jacksonville and what it means to call it home.

As a lifelong local and Jacksonville luxury real estate agent, I’m excited about where our city is headed. Incredible opportunities are taking shape, and I’d love to help you explore them.

Interested in Four Seasons Private Residences or downtown Jacksonville luxury living? Reach out to me for details.

05/22/2026

There is no greater compliment than the trust and kind words of happy clients. ✨ Grateful for the opportunity to guide amazing people through such an important chapter and thankful for every client who puts their confidence in me. Helping you navigate the market with confidence, professionalism, and care is always the goal. 🤍🏡
#904