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Michelle Ortelli | Trusted Real Estate Advisor in Northeast Florida |
Helping Homeowners in St. Augustine | St.

10/30/2026

Did Mortgage Rates Fall Again for Northeast Florida Buyers This Week?

Yes. Mortgage rates declined for the second consecutive week, offering Northeast Florida buyers a modest improvement in purchasing power.

According to Freddie Mac's national mortgage-rate survey for the week ending October 29, 2026:

30-Year Fixed Mortgage

This week: 7.24%
Previous week: 7.32%
One year ago: 6.17%

15-Year Fixed Mortgage

This week: 6.60%
Previous week: 6.68%
One year ago: 5.41%

Both loan types declined by 0.08 percentage points this week.

However, rates remain higher than they were a year ago.

What Does This Mean for St. Johns County Buyers?

For buyers considering homes in St. Augustine, SilverLeaf, RiverTown, Nocatee, World Golf Village, or other Northeast Florida communities, even a small rate adjustment can change the monthly payment.

Here's an example.

On a hypothetical $400,000 mortgage with a 30-year fixed term:

Interest Rate Approximate Monthly Principal & Interest
7.32% $2,747
7.24% $2,729
Monthly Difference About $18

That's approximately $216 annually in principal and interest.

This example excludes property taxes, homeowners insurance, mortgage insurance, HOA fees, and other ownership costs.

Actual rates and payments depend on the borrower, lender, loan program, and terms.

Should Buyers Wait for Rates to Fall Further?

That's a question I'm hearing from buyers who are trying to decide when to make their next move.

A second consecutive weekly decline is encouraging, but it doesn't establish where mortgage rates will go next.

For first-time buyers, relocation buyers, and homeowners considering a move within St. Johns County, the better question is:

Does the home fit your needs, and does the complete monthly payment fit your budget?

Waiting for a lower rate is one option. Evaluating today's available homes, financing choices, and negotiating opportunities is another.

The right decision depends on your circumstances.

Michelle's Expert Insight

A mortgage rate is an important part of a home purchase, but it isn't the entire financial picture.

I encourage buyers to consider the purchase price, property taxes, insurance, potential HOA or CDD fees, and their long-term plans before deciding whether a home is affordable.

A lower interest rate can help, but the goal is to make a decision that works beyond the first monthly payment.

The Clear Path Framework

LISTEN | Understand your homeownership goals, timeline, and comfortable payment range.

ANALYZE | Review local home prices, available properties, mortgage options, and estimated ownership costs.

STRATEGIZE | Develop a buying plan based on your priorities and current market conditions.

NEGOTIATE | Evaluate price, seller concessions, financing terms, and contingencies.

ACHIEVE | Move forward with a purchase decision that supports your financial goals.

The Bottom Line

Mortgage rates moved lower again this week, but affordability is about more than the interest rate.

For Northeast Florida buyers, understanding the complete cost of ownership is more useful than trying to predict the perfect week to purchase.

If you're considering buying in St. Johns County, would a lower mortgage rate change your timeline, or are home prices and monthly ownership costs the bigger consideration?

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 | [email protected] | www.ortelliteam.com

The Ortelli Team | Coldwell Banker Vanguard Realty

Local Expertise. | Strategic Marketing. | Better Results.

Source: Freddie Mac, Primary Mortgage Market Survey, week ending October 29, 2026. Figures are national averages, not quotes for individual Northeast Florida borrowers. Payment example is illustrative and assumes a fully amortizing, fixed-rate loan.

10/30/2026

Your St. Johns County Home Didn't Sell. Should Amendment 3 Affect Your Next Move?

If your home was listed for sale and the listing expired, you may be reconsidering your options.
Should you relist?
Keep the property?
Rent it?
Or wait to see what happens with Florida's proposed Amendment 3?
Direct Answer
Amendment 3 is worth understanding, but an uncertain property-tax change should not be the only factor guiding your next real estate decision.
The proposal treats qualifying homestead and non-homestead properties differently.
Before comparing possible tax outcomes, establish which classification applies to your property today.
Start With How You Use the Home
Consider three situations.
Situation 1: You Still Live in the Home
If the property remains your qualifying primary residence, the proposed homestead exemption changes may be relevant.
Situation 2: You've Moved Out
If the home is no longer your permanent residence, changes in occupancy or residency may affect your exemption eligibility.
Situation 3: You're Considering Renting the Home
A rental arrangement may introduce different ownership costs, obligations, and tax considerations.
Do not assume that a former primary residence automatically retains the same exemption status after your circumstances change.
Then Review Why the Home Didn't Sell
An expired listing provides information worth examining.
I encourage homeowners to look at:
Pricing: Was the asking price supported by comparable sales?
Competition: What alternatives were buyers considering?
Presentation: Did the photos, property condition, and marketing communicate the home's value?
Buyer feedback: Were there recurring concerns?
Carrying costs: How much does it cost to continue owning the property?
Amendment 3 may affect future tax considerations, but it does not replace the need for a sound selling strategy.
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."
That includes both the property's ownership costs and what today's buyers are willing to pay.
The Clear Path Framework
LISTEN | Understand why you originally decided to sell and what has changed.
ANALYZE | Review listing performance, comparable sales, carrying costs, and property classification.
STRATEGIZE | Develop a plan based on current market conditions and your financial priorities.
NEGOTIATE | Evaluate offers, contingencies, concessions, and timing.
ACHIEVE | Move toward your next goal with a clearer strategy.
The Bottom Line
An expired listing doesn't mean your only choices are to lower the price or wait.
It means you have an opportunity to reassess the market, your ownership costs, and your next steps.
Before changing how you use the property, confirm the potential tax implications with the appropriate professional.
If your home didn't sell, would you rather relist with a revised strategy, rent it, or keep it for now?
________________________________________
Michelle Ortelli | Trusted Real Estate Advisor in Northeast Florida
The Ortelli Team | Coldwell Banker Vanguard Realty
904-570-8130 | [email protected] | ortelliteam.com
Local Expertise. | Strategic Marketing. | Better Results.
Educational information only. Amendment 3 has not been approved. Michelle provides real estate guidance, not individualized tax advice.

10/30/2026

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

Florida Amendment 3 | St. Johns County Real Estate Update

If you own a home in St. Johns County, a second home near the coast, or an investment property, there's an important distinction to understand before the November 3 election.

Is your property classified as homestead or non-homestead?

The answer could make a significant difference in how Florida's proposed Amendment 3 affects your property taxes.

Direct Answer

Amendment 3 proposes different property-tax changes for homestead and non-homestead properties.

For qualifying primary residences, the amendment would increase the homestead exemption on non-school property taxes.

For qualifying non-homestead properties, including second homes, vacation properties, rental homes, and commercial buildings, it would reduce the annual assessed-value growth cap from 10% to 5%.

These are two different tax benefits, and they should not be confused.

1. Homestead Properties: Your Primary Residence

A homestead is generally a property you own and use as your permanent residence, provided you meet Florida's eligibility requirements.

If Amendment 3 passes, the proposed non-school homestead exemption would increase to:

2027: $150,000

2028: $250,000

Beginning in 2029, the exemption would receive annual inflation adjustments.

What does this mean?

Qualifying homeowners could see a reduction in the taxable value of their primary residences for non-school property taxes.

However, the actual savings would depend on their assessed value, existing exemptions, eligibility, and applicable tax rates.

The expanded exemption would not apply to school property taxes.

2. Non-Homestead Properties: Second Homes, Rentals, and Investments

If you own a vacation home in St. Augustine, a second home in Ponte Vedra Beach, or a rental property in St. Johns County, your property may be classified as non-homestead.

Under Amendment 3, the annual assessment-growth cap for qualifying non-homestead properties would decrease:

Current Cap: 10%

Proposed Cap: 5%

This means the assessed value used in calculating certain property taxes generally could not increase by more than 5% annually under the applicable limitation.

Important: This is a cap on annual assessed-value increases, not a guarantee that property taxes will increase by no more than 5%.

Tax rates and other factors could still change.

3. Why Does This Matter for Second-Home Owners?

St. Johns County attracts homeowners who purchase properties for vacations, retirement, seasonal use, or investment.

Some eventually decide to make Florida their permanent residence.

Others continue to maintain their primary residence in another state.

Your property's classification matters because the proposed benefits are different.

Owning a home in Florida does not automatically qualify it for a homestead exemption.

Before estimating potential savings, verify how your property is currently classified.

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

4. What About Homeowners Whose Listings Have Expired?

If your St. Johns County home was listed for sale but did not sell, Amendment 3 raises another question worth considering:

How might your property's tax classification and carrying costs affect your plans?

For example:

Is the property still your primary residence?
Have you moved elsewhere while keeping the home?
Is it now being used as a second home or rental?
Have your insurance, taxes, HOA fees, or CDD assessments changed?
Would selling, renting, or continuing to hold the property better support your goals?

An expired listing does not automatically change your homestead status.

However, changes in occupancy, ownership, or permanent-residence status can affect exemption eligibility.

Before changing how you use the property, consult the Property Appraiser or a qualified tax professional.

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.

Property taxes, insurance, maintenance, and community fees all influence the cost of holding a property.

Before estimating potential Amendment 3 savings, it's important to know whether your property is classified as homestead or non-homestead.

That information can help you evaluate your options more confidently."

The Clear Path Framework

LISTEN | Understand your property goals, whether you're living in the home, using it seasonally, renting it, or considering selling.

ANALYZE | Review your property's classification, assessed value, exemptions, current market conditions, and ownership costs.

STRATEGIZE | Consider how potential tax changes could affect your long-term plans for the property.

NEGOTIATE | Evaluate the complete financial picture when buying, selling, or repositioning a property.

ACHIEVE | Make informed decisions that support your financial goals and future plans.

The Bottom Line

Amendment 3 does not treat every Florida property the same way.

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

For qualifying non-homestead properties, it focuses on limiting annual assessed-value increases.

And for homeowners considering whether to sell, rent, or retain a property, understanding the difference is an important part of evaluating the complete cost of ownership.

My Question for St. Johns County Property Owners

"Is your property your primary residence, a second home, or an investment property, and have you checked how it's currently classified with the Property Appraiser?"

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

The Ortelli Team | Coldwell Banker Vanguard Realty

904-570-8130
[email protected]
ortelliteam.com

Local Expertise. | Strategic Marketing. | Better Results.

Sources: Florida Department of State, Amendment 3 ballot information; Florida Revenue Estimating Conference fiscal impact analysis; St. Johns County Property Appraiser.

Educational Disclaimer: This post is provided for informational purposes only. It does not endorse or oppose Amendment 3 or recommend how anyone should vote. Actual property-tax impacts depend on eligibility, assessed values, applicable exemptions, tax rates, and implementation. Consult the St. Johns County Property Appraiser or a qualified tax professional regarding your specific circumstances.

10/29/2026

Moving to Florida? Could December 31, 2026 Affect Your Future Property Taxes?

Florida Amendment 3 | St. Johns County Relocation and Homeowner Education

If you're planning to move to Florida, retire in St. Augustine, or make a second home your permanent residence, there's an important date to understand before the November 3 election.

December 31, 2026.

Florida's proposed Amendment 3 includes provisions that could affect when certain homeowners become eligible for expanded property-tax exemptions.

And for some people relocating to Florida, the timing could matter.

Direct Answer

If Amendment 3 passes, homeowners who are not Florida residents on December 31, 2026, could face a waiting period before receiving the amendment's expanded homestead exemption.

Under the proposal, qualifying homeowners who establish Florida residency after that date would generally become eligible for the larger exemption beginning in the fifth year of receiving a homestead exemption, subject to constitutional limitations and implementation.

That does not necessarily mean they would lose access to Florida's existing homestead exemption during the waiting period.

The distinction is important.

What Would Amendment 3 Change?

If approved, the proposal would increase the homestead exemption for qualifying primary residences on non-school property taxes to:

2027: $150,000

2028: $250,000

Inflation adjustments would begin in 2029.

However, the amendment also contains special provisions affecting certain homeowners who were not Florida residents on December 31, 2026.

That means two homeowners purchasing similar properties could potentially have different exemption timelines.

Why Does the Residency Date Matter?

Consider two hypothetical situations.

Scenario 1: Already a Florida Resident

A homeowner has established Florida residency by December 31, 2026, and meets the applicable requirements for homestead exemption.

If Amendment 3 passes, that homeowner may qualify for the expanded exemption according to the amendment's implementation schedule.

Scenario 2: Moving to Florida in 2027

A family relocates from another state and establishes Florida residency in 2027.

They may qualify for Florida's existing homestead exemption when they meet the applicable requirements.

However, the proposed amendment could delay their eligibility for the larger exemption.

The exact result would depend on the final law, the homeowner's circumstances, and official guidance.

What Does This Mean for St. Johns County Buyers?

For people considering a move to St. Augustine, SilverLeaf, RiverTown, Nocatee, World Golf Village, Fruit Cove, or Ponte Vedra Beach, this is another reason to understand property taxes before purchasing.

A home may fit your budget based on its purchase price and mortgage payment, but property taxes are also part of the long-term cost of ownership.

And if you're relocating from another state, you should not assume your future property-tax benefits will be identical to those of someone who has already established Florida residency.

Five Questions to Ask Before Making a Decision

1. When do you expect to establish Florida residency?

Are you already a Florida resident, or are you planning to relocate in 2027 or later?

2. Will the property qualify as your permanent residence?

Owning a home in Florida does not automatically establish eligibility for a homestead exemption.

3. Have you reviewed the January 1 homestead eligibility requirements?

Florida homestead exemption generally depends on ownership and permanent-residence status as of January 1 of the applicable tax year, along with filing requirements.

4. Have you compared your potential property-tax scenarios?

Review what your taxes might look like under existing rules and, separately, under the proposed changes.

5. Have you spoken with a qualified tax professional?

A tax professional can help evaluate your residency circumstances, potential exemption eligibility, and the consequences of changing your domicile.

Michelle's Expert Insight

"When helping families relocate to St. Johns County, I encourage them to look beyond the purchase price and understand the complete cost of owning a home in Florida.

Property taxes, insurance, HOA fees, and CDD assessments can all affect the monthly budget.

With Amendment 3 on the ballot, the timing of establishing Florida residency is another question worth discussing with a qualified tax professional before making long-term plans.

The goal is to make an informed decision, not rush a move based on an uncertain tax outcome."

The Clear Path Framework

LISTEN | Understand your relocation timeline, homeownership goals, and financial priorities.

ANALYZE | Review Florida residency requirements, current homestead rules, and the proposed Amendment 3 provisions.

STRATEGIZE | Compare potential property-tax scenarios before committing to a purchase or relocation timeline.

NEGOTIATE | Evaluate the complete cost of ownership, including property taxes, insurance, financing, and community fees.

ACHIEVE | Move forward with a relocation plan grounded in reliable information and professional guidance.

The Bottom Line

If you're planning to establish Florida residency, December 31, 2026, is a date worth discussing with your tax professional.

Amendment 3 could create different timelines for accessing expanded homestead benefits, depending on when a homeowner establishes residency.

But the amendment has not yet been approved, and a property purchase or residency decision should not be made solely to pursue a proposed tax benefit.

My Question for Future Florida Homeowners

"When do you expect to establish Florida residency, and have you asked a tax professional how the December 31, 2026, date could affect you?"

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

The Ortelli Team | Coldwell Banker Vanguard Realty

904-570-8130
[email protected]
ortelliteam.com

Local Expertise. | Strategic Marketing. | Better Results.

Educational Disclaimer: This post is for informational purposes only and does not endorse or oppose Amendment 3. Florida residency, domicile, and homestead exemption eligibility involve different legal and tax considerations. Consult the St. Johns County Property Appraiser, a qualified Florida tax professional, or an attorney before making decisions about residency or exemption eligibility.

10/29/2026

Do You Know Your Home's Assessed Value and Exemptions Before November 3?

Florida Amendment 3 | St. Johns County Homeowner Education

With Florida's Amendment 3 on the November 3 ballot, homeowners are hearing a lot about potential property-tax savings.

But before trying to calculate what the proposed changes could mean for your home, there's an important first step.

Do you know your home's current assessed value and which exemptions are already applied to your property?

Direct Answer

Your property record is the starting point for understanding how Amendment 3 could affect your property taxes.

The St. Johns County Property Appraiser maintains information about your property's value, assessment, and exemptions.

Reviewing that information now can help you better understand your current tax situation and compare possible scenarios after the election.

Three Property Values Every Homeowner Should Understand

Your property record may show several different values.

1. Just or Market Value

This is the Property Appraiser's estimate of your property's market value for tax purposes.

It is not necessarily the price your home would sell for today.

2. Assessed Value

This is the value used in the property-tax assessment process after applicable assessment limitations, such as Florida's Save Our Homes benefit, are considered.

Your assessed value may be lower than your property's just value.

3. Taxable Value

This is generally the assessed value after applicable exemptions are subtracted.

Your taxable value may differ between school and non-school taxing authorities because different exemptions apply.

Understanding these differences is essential when evaluating proposed property-tax changes.

What Would Amendment 3 Change?

If approved, Amendment 3 would increase the homestead exemption for qualifying primary residences on non-school property taxes.

The proposed exemption would rise to:

2027: $150,000

2028: $250,000

Annual inflation adjustments would begin in 2029.

The proposal would also reduce the annual assessment-growth cap for qualifying non-homestead properties from 10% to 5%.

Important: A larger exemption does not mean every homeowner would save the same amount.

Potential savings would depend on factors including the property's assessed value, existing exemptions, applicable tax rates, and eligibility.

School property taxes would not receive the expanded exemption.

What Should St. Johns County Homeowners Check Now?

Whether you own a home in St. Augustine, SilverLeaf, RiverTown, Nocatee, World Golf Village, Fruit Cove, or another St. Johns County community, consider reviewing these five items:

1. Your property's just value.
What value has the Property Appraiser assigned to your home?

2. Your assessed value.
Is it lower than the just value because of assessment limitations?

3. Your current exemptions.
Does your property have a homestead exemption or other exemptions for which you qualify?

4. Your taxable values.
What amounts are currently taxable for school and non-school purposes?

5. Your property-tax bill.
Which taxing authorities receive your property-tax payments, and how much is attributable to each?

You can begin by searching your property record through the St. Johns County Property Appraiser.

For actual tax bills and payment information, consult the St. Johns County Tax Collector.

Why Does This Matter for Homebuyers?

If you're considering purchasing a home in St. Johns County, don't assume the current owner's property-tax bill will be your bill after closing.

A change in ownership can affect assessed values and exemption eligibility.

This is especially important when comparing resale homes, new construction, and properties with long-established homestead exemptions.

A home's current tax bill is useful information, but it is not a guaranteed estimate of a new buyer's future taxes.

Michelle's Expert Insight

"One of the most important things I encourage St. Johns County homeowners and buyers to understand is the difference between market value, assessed value, and taxable value.

Those numbers can tell very different stories.

Before making assumptions about Amendment 3 or future property-tax savings, I recommend reviewing your actual property record and understanding which exemptions already apply.

Better information leads to better decisions."

The Clear Path Framework

LISTEN | Understand your homeownership goals and concerns about future property taxes.

ANALYZE | Review your property's assessed value, taxable value, existing exemptions, and applicable tax rates.

STRATEGIZE | Compare potential scenarios using your actual property information rather than general estimates.

NEGOTIATE | When buying or selling, consider property taxes alongside price, insurance, financing, and other ownership costs.

ACHIEVE | Move forward with a clearer understanding of your property's tax situation and the questions to ask after November 3.

The Bottom Line

Before you estimate how Amendment 3 might affect your property taxes, know the numbers that apply to your home today.

Your property's just value, assessed value, taxable value, and existing exemptions provide the foundation for a more meaningful comparison.

And remember, Amendment 3 must receive at least 60% voter approval to pass.

A Question for St. Johns County Homeowners

Have you checked your home's assessed value and homestead exemptions on the Property Appraiser's website recently?

You may be surprised by what you learn.

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

The Ortelli Team | Coldwell Banker Vanguard Realty

904-570-8130
[email protected]
ortelliteam.com

Local Expertise. | Strategic Marketing. | Better Results.

Educational Disclaimer: This post is intended to help homeowners understand property assessments and exemptions. It does not endorse or oppose Amendment 3 or recommend how anyone should vote. Property-tax calculations and exemption eligibility vary. Consult the St. Johns County Property Appraiser or a qualified tax professional for guidance specific to your property.

10/28/2026

Could Florida's Amendment 3 Lower Property Taxes but Affect County Services in St. Johns County?

Florida Property Tax Update | October 2026

Florida's proposed Amendment 3 is generating significant discussion ahead of the November 3 election.

Florida Realtors has committed $10 million to support the amendment, emphasizing that housing affordability doesn't end when someone purchases a home.

But opponents are raising a different concern: What happens to local government services when property-tax revenue decreases?

Direct Answer

If approved, Amendment 3 could reduce non-school property taxes for qualifying Florida homeowners while also reducing revenue available to counties and cities.

Whether that leads to changes in public services, additional fees, or adjustments to local budgets would depend on decisions made by individual local governments.

What Would Amendment 3 Change?

The proposed amendment would:

1. Increase the Homestead Exemption

For qualifying primary residences, the non-school homestead exemption would increase to:

$150,000 in 2027
$250,000 in 2028
Annual inflation adjustments beginning afterward.

2. Change the Non-Homestead Assessment Cap

For qualifying second homes, rental properties, and commercial properties, the annual assessment-growth cap would decrease from 10% to 5%.

This limits certain increases in assessed value, not necessarily the total property-tax bill.

3. Preserve School Property Taxes

The expanded homestead exemption would apply to non-school property taxes. School property taxes would remain in place.

Why Is Florida Realtors Supporting Amendment 3?

Florida Realtors argues that affordability includes more than the purchase price.

Homeowners must also budget for property taxes, insurance, maintenance, and repairs.

The association believes reducing property-tax expenses could help homeowners manage the ongoing cost of owning a home.

Florida Realtors CEO Margy Grant emphasized that housing affordability continues long after closing.

What Are Opponents Concerned About?

Opponents argue that reducing property-tax revenue could create financial challenges for local governments.

According to the state's Revenue Estimating Conference, the amendment could reduce local non-school property-tax revenue statewide by approximately:

$4.93 billion in FY2027–28, with estimated annual losses eventually reaching approximately $11.8 billion.

Opponents have raised concerns about potential:

Changes to public services.
Additional fees or assessments.
Delayed infrastructure improvements.
Adjustments to local government budgets.

These are potential consequences, not confirmed service reductions.

Supporters maintain that local governments can make budget decisions to manage the changes.

What Could This Mean for St. Johns County?

For homeowners and buyers in St. Augustine, Nocatee, RiverTown, SilverLeaf, Fruit Cove, and World Golf Village, this discussion involves more than property-tax savings.

It also raises questions about the future funding of:

Roads and transportation improvements.
Fire rescue and emergency services.
Parks and recreation facilities.
Public infrastructure and community improvements.

St. Johns County has previously reported projected property-tax revenue reductions of approximately $68.3 million in FY2028 if the amendment passes.

That projection does not establish which services, if any, would change.

Michelle's Expert Insight

"When helping homeowners and buyers in St. Johns County, I encourage them to look at the complete picture.

Property taxes affect the cost of homeownership, but roads, public safety, infrastructure, and community services also contribute to the experience of living in a neighborhood.

Understanding both the potential benefits and the unanswered questions helps people make more informed decisions."

The Clear Path Framework

LISTEN | Understand your homeownership goals, financial priorities, and community concerns.

ANALYZE | Review the proposed property-tax changes, official revenue estimates, and county budget information.

STRATEGIZE | Consider how property taxes and community services fit into your long-term homeownership plans.

NEGOTIATE | Evaluate the complete cost of ownership when purchasing or selling real estate.

ACHIEVE | Make informed decisions based on verified information and your individual circumstances.

The Bottom Line

Amendment 3 presents two important questions for Florida homeowners:

How much could qualifying homeowners save in property taxes?

How would local governments respond to reduced property-tax revenue?

Florida Realtors supports the amendment as a way to address homeownership affordability. Opponents are concerned about possible effects on public services and local fees.

The actual outcome would depend on voter approval, implementation, and future local budget decisions.

My question for St. Johns County homeowners:

"What questions do you have about how Amendment 3 could affect your property taxes or the services available in your community?"

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

The Ortelli Team | Coldwell Banker Vanguard Realty

904-570-8130
[email protected]
ortelliteam.com

Local Expertise. | Strategic Marketing. | Better Results.

Sources: Florida Realtors' September 2026 campaign announcement; Florida Department of State, Amendment 3 ballot information; Florida Revenue Estimating Conference, July 2026 fiscal impact analysis; St. Johns County FY2027 budget information.

Disclaimer: This post is provided for educational and informational purposes only. It is not intended to influence how anyone votes on Amendment 3 and does not endorse or oppose the proposal. Potential tax savings, government revenue changes, and service impacts depend on voter approval, implementation, and future government decisions.

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