St. Johns Amendment 3 Estimator St. Johns County, Florida

What Amendment 3 does to a St. Johns County tax bill

Look up any property on the certified 2026 county tax roll and compare its property taxes under the old rules and under Amendment 3, year by year from 2027 through 2031.

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Local tax rates after 2026

Assumptions
Sets the Save Our Homes cap (the lower of 3% or inflation) and the yearly increase in exemptions.
Drives non-homestead values and catch-up for homes below market value.

“Replace lost revenue” uses rate increases calculated from the whole 2026 county roll at the default assumptions (2.7% inflation, 3% market growth).

2027 bill, old rules
2027 bill, Amendment 3
Difference in 2027

Year by year

Old rulesAmendment 3
Tax yearSchoolLocalTotalSchoolLocalTotalDifference

“Local” is everything that isn’t school taxes: county, fire, city, water management and other districts. The 2026 row is this year’s actual bill; Amendment 3 starts with 2027 bills, mailed in November 2027.

How the 2027 bill is figured

Old rulesAmendment 3

Where the tax base shrinks

Taxable value for county, city and district taxes after Amendment 3, as a share of what it would be under the old rules, by ZIP code. School taxes aren’t affected. Calculated from every parcel on the 2026 roll.

Show as a table
AreaParcelsTaxable value, old rulesWith Amendment 3Lost

By local government

Share of tax base lostRevenue lost at 2026 rates
Government2027202820272028

Covers real property on the 2026 roll at 2026 tax rates. The state’s estimate for the county, which also counts new homesteads, is higher: $68 million in 2027 and $136 million in 2028.

What this estimate covers

Included

  • Property taxes (ad valorem) from every county, city and district levy, using the 2026 tax rates the St. Johns County Tax Collector published.
  • The new homestead exemption on non-school taxes: $150,000 in 2027, $250,000 in 2028, then rising with inflation. School taxes keep the $25,000 exemption.
  • The five-year wait for people who move to Florida in 2027 or later: a $50,000 exemption on non-school taxes until the fifth year.
  • The lower 5% yearly cap on assessment increases for non-homestead property.
  • Exemptions already on the parcel, such as widow, disability, veteran and senior exemptions, carried forward at their 2026 amounts.
  • Flat fees on each parcel (solid waste, stormwater, CDD and drainage assessments), shown beside the property tax. Solid waste uses 2026 rates; other fees are 2025 amounts.

Not included

  • Changes to flat fees after their latest known amounts, and fees on parcels created or split in 2026.
  • Changes from a sale, renovation or new construction, which reset assessed value.
  • Details the Legislature will set in implementing laws, and any decision by the county or cities after 2029 to shorten the five-year wait for newcomers.
  • Rate changes under the old rules. The “old rules” column always uses 2026 rates.

Where the numbers come from

Property values and exemptions: the certified 2026 Final real property roll for St. Johns County (Florida Department of Revenue, NAL file 65, 2026). Flat fees: the 2025 non-ad valorem assessment roll (Florida Department of Revenue, NAV D file 65, 2025). Tax rates and district assignments: the 2026 millage sheet from the St. Johns County Tax Collector. Amendment rules: the full text of Amendment 3. To confirm a property’s 2026 values, use the St. Johns County Property Appraiser’s property search.

Checked against official figures: across the roll, this model puts the typical homestead’s savings at about in 2027 and in 2028, matching the Property Appraiser’s estimate of roughly $700 and $1,400. It puts the county government’s lost revenue at about $60 million in 2027 and $112 million in 2028, somewhat below the state’s estimates of $68 million and $136 million, which also count growth in new homesteads.

This is an estimate, not a tax bill. Real bills depend on future values, the rates local governments adopt each September, and laws not yet written. No owner names are included in this tool’s data.