St. Johns County commissioners spent hours on September 1 arguing over 4,462 acres of land north of Nocatee — and walked out with no decision at all. Two votes failed. Nothing was approved. Nothing was denied. Now a state law clock is running, and if the county doesn't act by around September 29, the land could be approved for development automatically. Here's what happened, why it matters, and what it could mean if you live near Nocatee, Ponte Vedra Beach, or 20 Mile.


1. What Happened at the September 1 Commission Meeting

The St. Johns County Board of County Commissioners met to decide whether 4,462 acres just north of Nocatee should be certified as an “agricultural enclave” — a state designation that clears the way for large-scale residential development. The land sits along the Intracoastal Waterway and the Duval County line, near Palm Valley Road, San Pablo Road, County Road 210, and 20 Mile Road.

  • The application was filed by BR4700 LLC, an entity tied to the Davis family, founders of Winn-Dixie, working with The PARC Group, the developer behind Nocatee.

  • The filing requests one home per acre, which could allow up to 4,462 homes.

  • No community name, housing type, or phasing plan has been made public yet.

Editorial note: The application is formally known as ENCERT 2026-01. It was filed July 1, 2026, the same day Florida's agricultural enclave law took effect. Source: Jax Daily Record.

2. Why Both Votes Failed

Commissioners had two choices in front of them, and neither one got enough votes to pass. The five-member board split 3-2 both times, just in different directions.

  • A motion to deny the certification failed 3-2. Commissioners Krista Joseph and Ann Taylor voted to deny it; Clay Murphy, Christian Whitehurst, and Sarah Arnold voted against denying it.

  • A motion to approve the certification, made by Commissioner Whitehurst, also failed 3-2. Only Whitehurst and Arnold supported it; Murphy, Joseph, and Taylor voted against it.

In plain terms: three commissioners wouldn't vote to deny it, and a different combination of three wouldn't vote to approve it either. The land is stuck in limbo — for now.

3. The Sept. 29 Deadline That Could Approve the Land Automatically

Florida's agricultural enclave law, Senate Bill 686, works on a strict clock. Once an application is filed, the county has 90 days to take action. If commissioners don't approve it, deny it, or get a court to step in before that window closes, the certification happens automatically.

  • SB 686 was signed by Gov. Ron DeSantis on April 24, 2026, and took effect July 1, 2026.

  • BR4700 LLC filed its application on July 1, 2026, the first day it could.

  • Ninety days from that filing date lands around Sept. 29, 2026.

Editorial note: Some coverage lists the deadline as either Sept. 28 or Sept. 29, 2026, depending on how the count is measured. Buyers and residents who want the exact date should confirm it directly with St. Johns County's Growth Management Department before the window closes.

4. St. Johns County's Plan to Fight the Law in Court

Rather than approve or deny the application outright, commissioners also voted to direct the County Attorney's Office to look into challenging SB 686 itself. Chair Clay Murphy led that push, joined by Commissioners Joseph and Taylor.

This isn't the first time the county has gone down this road. Commissioners first voted back in early August to have staff explore whether the county has legal standing to fight the law, before this specific vote ever happened. What's new is that the board is now looking at real options, from an injunction to a broader lawsuit, to slow the law down or stop it from applying here.

Editorial note: As of this writing, no lawsuit has been filed. This is a direction to attorneys to research options, not a completed legal action.

5. What This Means If You Live Near Nocatee, Ponte Vedra Beach, or 20 Mile

A few things are worth understanding, whether you already own a home in the area or you're watching it as a future buyer:

  • This land sits directly against the Intracoastal Waterway, immediately north of Nocatee, putting it in the same waterfront tier as other high-value St. Johns County communities.

  • Nothing about the final community — name, builder, lot sizes, or amenities — has been confirmed. Any specific claims you see online about what's “planned” there should be treated as speculation until the county or the developer confirms it.

  • If the land is certified, it still has to go through additional development review before construction can begin. Certification opens the door; it doesn't hand over a shovel-ready project.

  • Long-term, large approved land pipelines near established communities have tended to support surrounding property values, even before a single home is built — but that comes with real, near-term questions about traffic, schools, and infrastructure that residents in 20 Mile and Palm Valley Road areas are right to raise.

Local Spotlight: Where to Track This Yourself

Frequently Asked Questions

Did St. Johns County approve or deny the 4,462-acre Nocatee land deal?

Neither. On Sept. 1, 2026, commissioners voted down a motion to deny the certification and a separate motion to approve it. Both failed 3-2, leaving the application undecided.

What happens if the county doesn't act before the deadline?

Under Florida's agricultural enclave law, if the county takes no action within 90 days of the application being filed, the land is automatically certified. That deadline falls around Sept. 29, 2026.

Is St. Johns County suing over this law?

Not yet. Commissioners voted to have the County Attorney's Office explore legal options, including a possible court challenge to the state law itself. No lawsuit has been filed as of this writing.

Will this become part of Nocatee, EverRange, or a new community?

That has not been confirmed. The application does not name a proposed community, builder, or housing type, so any specific branding you see elsewhere should be treated as speculation for now.

How can I stay updated on what happens next?

The St. Johns County Growth Management Department publishes hearing dates and application status directly, and it is the most reliable source as this deadline approaches.


This fight isn't over — it's on a countdown. Whether the land gets certified by a vote, certified automatically, or ends up in court, buyers and residents near Nocatee should expect more news before the end of September.

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About Greg DeTullio, Broker/Owner, Living in Jacksonville FL Team


Greg DeTullio is a Florida-licensed Real Estate Broker and the founder of the Living in Jacksonville FL Team. With a decade of industry expertise, he has successfully managed over 200 closed transactions and earned five-star Google reviews. Greg specializes in Jacksonville relocation services and new construction within St. Johns County, proudly serving Nocatee, SilverLeaf, RiverTown, St. Johns, EverRange, Ponte Vedra Beach, and the surrounding Northeast Florida communities.

Living in Jacksonville FL Team | Phone: (904) 599-2125

Equal Housing Opportunity. Greg DeTullio, FL Real Estate Broker License #BK3332620, is a member of the Northeast Florida Association of Realtors (NEFAR). This article is general information only and does not constitute legal, tax, or financial advice. Confirm your specific costs, tax obligations, and transaction details with your attorney, tax advisor, lender, or closing officer.

 

 

 

 


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