Florida's Property Tax Elimination Plan: What St. Johns County Buyers and Sellers Need to Know Right Now

If you've been paying attention to Florida news this week, you've probably seen the headlines: Governor DeSantis just announced a special session of the legislature, set to begin June 1, 2026, with one goal — putting a property tax elimination proposal in front of Florida voters this November. My phone has been lighting up ever since. Everyone wants to know the same things: Is this real? What will it actually do to my tax bill? And — the question I hear most from buyers considering a move here — should I wait?

I want to give you a clear, honest breakdown, because there is a lot of noise around this proposal and some details that could genuinely affect your decision to buy or sell in St. Johns County. Let me walk you through what we know right now.

What the "Save Our Homes from Excessive Property Taxes" Proposal Actually Does

DeSantis's proposal is called "Save Our Homes from Excessive Property Taxes." Despite the name, it does not eliminate all property taxes overnight. Here is what is actually being proposed.

The constitutional amendment, if it reaches the November ballot and gets 60% voter approval, would phase out the non-school portion of property taxes on homesteaded properties. That means your county, city, and special district taxes would be reduced — but the portion that funds your local school district would remain. The phase-in would start January 1, 2027, with the homestead exemption rising to $150,000, then to $250,000 by 2028, and continuing upward on a schedule until the non-school portion is fully eliminated.

At $250,000 in exemption, roughly 60% of Florida homesteaded properties would owe zero in non-school property taxes, according to DeSantis's office. Raising it to $500,000 would cover 92% of homesteaded owners.

For context, St. Johns County's total millage rate for unincorporated areas runs approximately 13.47 mills. Of that, the school district portion is roughly 5.5 mills, and the remainder — county, fire, water management, and other special districts — makes up the rest. Under a full elimination of the non-school portion, a homesteaded homeowner's bill would shrink dramatically, but would not go to zero.

What St. Johns County Property Taxes Look Like Today

Before we talk about what might change, it helps to know where we're starting. Here is a rough estimate of annual property taxes on homesteaded homes at different price points in unincorporated St. Johns County, using the current ~13.47 millage rate and the existing $50,000 homestead exemption:

Keep in mind: if your home is in a community with a Community Development District (CDD) — like Nocatee, RiverTown, Durbin Crossing, or Twin Creeks — you'll also have a CDD assessment on top of these ad valorem taxes. That's a separate line item, and the property tax elimination proposal does not affect CDD fees. I wrote a detailed breakdown of St. Johns County CDD fees if you want to understand how those work.

The Detail That Every Relocating Buyer Needs to Know

This is the part that most news coverage is glossing over, and it's the most important thing I can tell my relocation clients: the proposal includes a five-year residency requirement for new Florida residents.

Under DeSantis's plan, anyone who establishes Florida residency after January 1, 2027 would need to maintain that residency for up to five years before receiving the expanded homestead exemption. In plain terms: if you move to St. Johns County in February 2027, buy a home, and homestead it, you may still pay property taxes based on the old, lower exemption amounts for years while your neighbor — who moved six months before you — enjoys dramatically lower taxes.

This is the single biggest reason I am not advising buyers to wait. If you have been considering a move to St. Augustine, Ponte Vedra, Nocatee, or anywhere in St. Johns County, establishing Florida residency now means you start the clock in your favor. The proposal, if it passes, would apply the phased relief starting with whoever is a Florida resident by January 1, 2027. That window is closing.

It's also worth noting that if you already own a home in Florida with a homestead exemption, you are not subject to the five-year rule. You are grandfathered into whatever relief gets enacted.

What This Means If You're Thinking About Selling

For my seller clients, the impact is less direct but still worth understanding. Property tax elimination does not change your closing costs. You still pay documentary stamp tax ($0.70 per $100 of sale price), owner's title insurance (seller's responsibility on resale in Northeast Florida), and real estate commissions. Your net sheet looks the same.

What could change over time is buyer demand and home values. When the cost of owning a home drops — and a significantly lower property tax bill absolutely lowers the cost of ownership — properties tend to attract more buyers and appreciate faster. We are already seeing strong demand in St. Johns County from out-of-state buyers who compare our cost of ownership favorably to high-tax states. If this passes, that story gets even more compelling.

If you are thinking about listing your home, I'd encourage you to act on your own timeline rather than trying to time legislation. Proposals still have to pass the legislature with 60% supermajorities in both chambers, survive a November ballot with 60% voter approval, and then be implemented by law. There are many steps between here and a materially lower tax bill for your future buyer.

The Bottom Line: What I'm Telling My Clients

Here is my honest take. This proposal is significant and it may well pass — Florida voters have strong appetite for tax relief and the political momentum is real. But the five-year residency requirement changes the calculus for anyone considering relocating.

If you are planning to move to St. Johns County in the next year or two, buying before January 1, 2027 is likely to your advantage. You will establish residency before the cutoff, qualify for the existing homestead exemption immediately (which already saves most homeowners $500-$750 a year in taxes), and position yourself to benefit from any new relief without sitting in a five-year queue.

If you are a current Florida homeowner, you have nothing to wait for — any relief enacted would apply to you directly. And if you are a seller, focus on pricing, condition, and timing for your own goals. The legislative process will move on its own schedule.

I track St. Johns County real estate closely and I'll be updating this post as the June special session unfolds. If you want a specific breakdown of how this could affect your buying power or your net proceeds as a seller, reach out — that's exactly the kind of conversation I love having. You can also get a broader picture of what to expect when you move to this area in my complete guide to the Florida homestead exemption.

Frequently Asked Questions

Does Florida's property tax elimination proposal apply to all properties?

No. The proposal only applies to homesteaded properties — your primary residence. Investment properties, second homes, vacation rentals, and commercial real estate would not receive the increased exemption. If you're buying a home to live in full-time and you homestead it, you benefit. If you're buying a rental property, this proposal doesn't apply.

If I move to Florida after January 1, 2027, do I still get the property tax break?

Under DeSantis's current proposal, new Florida residents who establish residency after January 1, 2027 would need to maintain Florida residency for up to five years before receiving the increased homestead exemption. That means you could own a home in St. Johns County and still pay higher property taxes for years while your neighbor who moved a month earlier pays significantly less.

Has the property tax elimination actually passed yet?

No. As of late May 2026, it has not passed. Governor DeSantis called a special legislative session for June 1-3, 2026, aimed at placing a constitutional amendment on the November 2026 ballot. The amendment requires 60% approval in both chambers of the legislature, then 60% voter approval in November. Nothing changes until voters approve it, and phased implementation would begin no earlier than January 2027.

What are property taxes currently on a $600,000 home in St. Johns County?

For a homesteaded $600,000 home in unincorporated St. Johns County, taxable value after the $50,000 homestead exemption is roughly $550,000. At a total millage of approximately 13.47 mills, the estimated annual property tax is around $7,400 before any CDD assessments or special district fees. Homes in CDD communities will have an additional assessment on top of this.

Should I wait to buy a home in St. Johns County until property taxes are eliminated?

No — and the five-year residency requirement is the biggest reason why. If you move to Florida after January 1, 2027, you may wait years before the expanded exemption applies to you. Buying and establishing residency now puts you ahead of that clock. Home values may also increase as the proposal moves toward the ballot, as lower carrying costs tend to attract more buyers in supply-constrained markets like St. Johns County.

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Does property tax elimination affect what I'll net as a seller?

Not directly. Seller closing costs in Florida — documentary stamp tax, owner's title insurance, real estate commissions, and prorated taxes at closing — are unchanged by this proposal. Your net proceeds are calculated the same way regardless of what happens with the legislation.