If you've been following Florida politics recently, something significant is happening in Tallahassee — and it has nothing to do with the weather.
Governor Ron DeSantis is actively pushing to place a constitutional amendment on the November 2026 ballot that would eliminate or dramatically reduce property taxes on homesteaded primary residences in Florida. For anyone who already owns a home here — or is seriously considering a move from a high-tax state like New Jersey, New York, Connecticut, or California — this changes the financial picture in a major way.
Here's what's actually happening, what it could mean for your wallet, and why Florida keeps pulling ahead as the top destination for relocators and retirees.
What Is Actually Happening Right Now
The Florida House passed HJR 203 in February 2026 — a measure that would set the stage for a constitutional amendment to eliminate homestead property taxes. The bill stalled in the Senate during the regular session, and a special session in April did not include it on the agenda.
But this is not dead. Governor DeSantis has signaled his intention to call a dedicated special session — likely in the summer of 2026 — specifically to push property tax reform across the finish line. A constitutional amendment requires a 60% supermajority in both chambers to reach the November ballot, so there is real negotiating ahead. But DeSantis has made this a top priority, and the political momentum is real.
The key facts right now:
- HJR 203 passed the Florida House in February 2026 but stalled in the Senate
- A summer 2026 special session is expected to revive the debate
- A 60% supermajority is required for the amendment to reach the ballot
- Even if passed, implementation would be phased in gradually — not an overnight change
What This Means If You Already Own in Florida
For current Florida homeowners, this is straightforward good news. Property taxes are one of the most persistent recurring costs of ownership — and they compound every year as home values rise.
In St. Johns County, homeowners currently pay anywhere from $3,000 to $7,000+ annually in property taxes depending on assessed value. A meaningful reduction — even short of full elimination — puts real money back into homeowners' pockets every single year. That's money redirected toward travel, healthcare, home improvements, or retirement savings.
The political direction is unmistakable. Florida has been trending toward a lower property tax burden for years. The conversation has shifted from whether to reduce them to how. That trajectory alone tells you where this state is headed — and why getting in now makes sense.
Why Buyers from NJ, NY, CT, and California Need to Pay Attention
If you're relocating from a high-tax state, you already know what punishing property taxes feel like. Here's the comparison as it stands today — before any further reform:
- New Jersey average effective property tax rate: 2.23% — highest in the US
- Connecticut average effective rate: approximately 1.73%
- New York — school, county, and municipal levies stacked: easily 2.5%+ in many areas
- California — base rate near 1%, but new purchase reassessments push real costs significantly higher
St. Johns County's current effective property tax rate sits at approximately 0.76%–0.99%. Now imagine what happens if that drops further — or disappears entirely for homesteaded properties.
You're not just looking at a better deal on one line item. You're looking at a fundamentally different financial life.
The complete financial picture for a relocating buyer:
- No Florida state income tax — already in place. Pensions, retirement distributions, Social Security, and investment income all untaxed at the state level.
- Property taxes already far below Northeast rates — and potentially headed toward elimination.
- No Florida estate or inheritance tax — assets pass to heirs without state-level death taxation.
- New construction builder incentives — rate buydowns, closing cost credits, and upgrades are actively available right now in communities across St. Johns County.
Stack all of these together and the financial argument for relocating to Florida moves from compelling to nearly impossible to argue against.
This Is a Gradual Shift — Which Is Actually Good News for Buyers
Even if the constitutional amendment passes in November 2026, eliminating property taxes on homesteaded residences would be phased in over time. Counties and school districts will need transition plans and replacement revenue strategies. A multi-year implementation timeline is expected.
Here's why that's actually good news for anyone considering a move: the signal is clear, but the timeline gives you room to plan deliberately rather than reactively. You don't need to make a rushed decision this month. But you also don't want to wait until everyone else catches on and competition for homes in the most desirable communities tightens further.
The smartest position is to get ahead of the curve. Start exploring communities now. Get familiar with areas like RiverTown, WaterSong, Del Webb at Nocatee, and Del Webb at The Landings. Understand your budget and timeline. When the moment is right, you'll move with confidence rather than scrambling with the crowd.
Florida Just Keeps Getting More Attractive
Take a step back and look at the full picture. Florida already offers:
- No state income tax on any income type
- No state estate or inheritance tax
- Property taxes already well below the national average for comparable home values
- A business-friendly regulatory environment
- Year-round outdoor living and a genuinely exceptional quality of life
- Some of the most thoughtfully designed 55+ and master-planned communities in the country
Now add the very real possibility of homestead property tax elimination on top of all of that — and you're looking at a state that is actively, deliberately removing every remaining financial barrier to living here.
The people I've helped relocate from New Jersey, New York, and Connecticut consistently say the same thing after settling into St. Johns County: "I wish I had done this sooner." The ones who came before property values ran up and before community waitlists formed have the most to show for their timing. The window for that kind of positioning is still open — but it won't stay open forever.
What This Means for St. Johns County Specifically
St. Johns County is already one of the most financially advantageous places to own a home in Florida. The county's current effective property tax rate is among the lowest in Northeast Florida. The Homestead Exemption reduces your assessed value by up to $50,000. The Save Our Homes cap limits annual assessment increases to 3% or inflation — whichever is lower. Senior exemptions are available for qualifying homeowners 65 and older.
If property tax reform advances and homestead taxes are phased down or eliminated, St. Johns County homeowners — who already benefit from some of the best protections in the state — stand to gain the most. And buyers who purchase here before that reform takes full effect will lock in their homestead status early, maximizing every protection the program offers.
This is not speculative. The legislative intent is on the record. The political will is visible. The only open question is the timeline — and prudent buyers plan around direction, not delay.
Ready to Explore Your Options?
Whether you're just starting to think about a Florida move or you're ready to walk through communities and run the real numbers for your situation, I'm here to help — with honest guidance and zero pressure.
I know which St. Johns County communities offer the best combination of location, lifestyle, and long-term value. I know the builders who are offering the strongest incentives right now. And I know how to help you think through the full financial picture — not just the purchase price, but the true annual cost of ownership compared to what you're paying today.
The landscape is shifting in Florida's favor. The smart move is to be ahead of it.
Call or text Gail DeMarco: 904-640-8000 St. Johns County Relocation Specialist · Coast to Coast Team Serving RiverTown, WaterSong, Del Webb at Nocatee, Del Webb at The Landings, Ponte Vedra, Palencia, St. Augustine, and all of St. Johns County, FL
You can also find me on YouTube at @LivinginStJohnsStJohnsCountyFL — neighborhood tours, community spotlights, and everything you need to know about life in St. Johns County.
This article reflects legislative developments as of May 2026. Property tax reform proposals are subject to change based on legislative outcomes. Always consult a qualified CPA or financial advisor regarding the tax implications of a real estate purchase or relocation decision.