LIVING IN JACKSONVILLE, FL -JACKONVILLE REAL ESTATE

If you thought the agricultural enclave story in St. Johns County was settled, the last two weeks proved otherwise. County commissioners reopened two development approvals they had already granted, flipped them to denials, and set the stage for what could become a statewide court fight over a brand-new Florida law.

On this week's Thursday Night Live, Rachel and I walked through the latest enclave vote, where all 16 St. Johns County applications stand, what Amendment 3 on the November ballot would actually do to your property tax bill, and a fun proposal for a riverside farm-stay ranch near Tocoi. Here is the full breakdown, fact-checked against county records and local reporting, with what each piece means if you are buying, building or relocating to Northeast Florida.

1. St. Johns County Reversed Its Heritage East and West Approvals

Back in August, commissioners approved two agricultural enclave certifications called Heritage Development East and Heritage Development West by back-to-back 3-2 votes. On September 28, 2026, they reconsidered both applications and denied them, again by a 3-2 vote.

Here is what was on the table:

• Heritage East: about 615 acres on the east side of I-95, south of State Road 207.

• Heritage West: about 550 acres on the west side of I-95 in the same corridor.

• Combined potential: as many as 15,000 homes near one of the busiest interchanges in southwest St. Johns County, according to Jacksonville Today's reporting.

• The applicant: Heritage Development Company of NE Florida, tied to local builder Chris Shee and MasterCraft Builder Group, which has built in communities like RiverTown, SilverLeaf and TrailMark.

The swing vote came from Commissioner Sarah Arnold, who supported the projects in August and joined Commissioners Krista Joseph and Ann Taylor to deny them this time. Chair Clay Murphy and Commissioner Christian Whitehurst voted to keep the approvals. Action News Jax reported that Whitehurst was the one who asked for the reconsideration in the first place, even though he ultimately held his vote to approve. His argument: the county must follow the state process based on evidence, not politics, or it risks inviting even more state control over local decisions.

The attorney for the developer told the board the county had no right to revisit its earlier approvals. Whether the developer challenges the denial in court has not been announced.

2. Why the Vote Flipped: The Fine Print in the Enclave Law

To understand this vote, you have to understand how the law works. Senate Bill 686 took effect July 1, 2026, and expanded Florida's agricultural enclave process. If a property owner can show that farmland is surrounded on enough of its borders by existing or planned development, and it meets a list of other requirements, the county must certify it as an enclave. Certified land can skip much of the traditional rezoning process, and if the county does not act within 90 days, the application is approved automatically.

That is why the wording of the law matters so much. During the reconsideration hearing, Commissioner Ann Taylor led the argument that the Heritage tracts did not actually fit the state's guidelines. As Rachel explained on the show after watching the full meeting, the debate centered on whether the planning boundary the applicant relied on to describe the surrounding land was truly the same thing as the urban service area language used in the statute. If those two terms are not equivalent, the property may not meet the definition at all.

It was hours of back-and-forth with attorneys, and it is a good reminder that this law is so new that even the people applying it are still working out what key terms mean. Every one of these votes is essentially a legal judgment call, which is why so many of them are expected to end up in court.

3. Where All 16 St. Johns County Enclave Applications Stand

The volume here has been staggering. The Florida Trib reported that St. Johns County alone has fielded 16 agricultural enclave applications since July, more than any other county in the state. The bill's House sponsor had predicted roughly five to 10 statewide by 2028.

Here is the scorecard as of early October 2026:

• Denied by the commission: the 4,462-acre North Palm Valley application north of Nocatee, plus Heritage East and Heritage West.

• Approved and standing: a 310-acre property west of Pacetti Road and north of County Road 208, owned by AFI Associates, an affiliate of The Hutson Companies, the developer behind SilverLeaf.

• Withdrawn or failed and resubmitted: several. The Florida Trib reported that three landowners withdrew failed applications and refiled with redrawn boundaries, including the 143-acre Osceola Lakes property southwest of St. Augustine, which was split into two new applications.

• Still in review: Jacksonville Today reported that county staff were reviewing eight more proposals as of mid-September.

That boundary redrawing issue is a big part of why the county is pushing back. If landowners can keep reshaping parcels until they fit the definition, it becomes very hard to predict which farmland in the county could qualify next.

4. The Palm Valley Enclave Is Headed for a Legal Fight

The application that put this law on everyone's radar was the 4,462-acre North Palm Valley tract, which sits north of Nocatee, west of the Intracoastal Waterway and along the Duval County line. It is directly across the water from some of the most beautiful Intracoastal homes in Ponte Vedra. Commissioners denied it 3-2 on September 15, with Chair Clay Murphy casting the deciding vote after the board deadlocked earlier in the month.

The PARC Group, the developer behind Nocatee, and the Davis family that owns the land have said they plan to appeal, arguing the commission ignored its own staff report recommending approval. County leaders have said they expect a legal challenge and see it as a chance to get a judge's ruling on how the law should be interpreted.

One correction worth making: some people assumed this would mean thousands of houses packed onto every acre. The applicant's representatives stated on the record that the property would be used for about one home per acre, and PARC Group's Nocatee is known for setting aside large preserve areas. That said, even one home per acre on 4,462 acres is a lot of new rooftops, traffic and demand on water and schools.

For more background on this tract, see our earlier guide: The 4,462-Acre Agricultural Enclave North of Nocatee, and our recap of St. Johns County development updates buyers need now.

5. My Take: Growth Is Coming, but It Doesn't Need a Fast Lane

I got a comment on one of our videos saying I don't care about any of this because I just want to sell houses. I understand where that comes from, but it isn't true. I live in Twenty Mile. That Palm Valley land is practically behind my house. I have two daughters growing up here, and I care about traffic, schools, water and the natural beauty that drew most of us to Northeast Florida in the first place.

Here is my honest view. Much of this land will probably be developed someday. It is prime real estate, and I watched South Florida turn into a concrete jungle, so I know how this goes. But thousands of homes are already approved and in the pipeline across St. Johns County and the neighboring Duval County corridor. There is plenty of new construction for buyers to choose from. What the county needs is time for infrastructure to catch up, not a shortcut that lets more projects skip the normal review process.

I also want to give credit where it is due. Commissioners had to learn a brand-new law, on a 90-day clock, while facing some of the biggest developers and most prominent landowning families in the region. The county has been delivering on infrastructure, too, like the CR 210 widening between I-95 and U.S. 1 that wrapped up this spring. People will disagree on how each vote should have gone, and that is fair, but I don't think anyone can say the board has rubber-stamped these applications.

What it means for buyers: if you are looking at a home that backs up to farmland, timberland or open fields in St. Johns County, don't assume that view is permanent. Before you sign a contract, it is worth checking whether nearby parcels have pending applications. That is exactly the kind of homework an independent buyer's agent should be doing for you.

Buying near open land in St. Johns County? Before you fall in love with a preserve view, let's look at what is planned around it. Our 9-day, 90-day and 180-day buyer plan helps you research communities, builders and nearby development on your timeline. Call or text Greg at (904) 599-2125.

6. Amendment 3: What the Homestead Exemption Change Would Actually Do

The other big local story this week was St. Johns County's Amendment 3 town hall on September 29. Right at the top of its presentation, the county made clear it does not advocate for or against the amendment. Its job was to explain the numbers, so let's do the same.

Amendment 3 will be on the November 3, 2026 ballot and needs at least 60 percent of the vote to pass. If approved, it would:

• Raise the homestead exemption for non-school property taxes to $150,000 starting in 2027 and $250,000 starting in 2028, with inflation adjustments after that.

• Leave school taxes under the current rules, where the homestead exemption stays at $25,000.

• Lower the yearly cap on assessment increases for most non-homestead property, like second homes and rentals, from 10 percent to 5 percent.

• Limit how counties and cities can spend property tax dollars to a list of core service categories like public safety, infrastructure and schools.

• Require the Legislature to pass implementing laws, so some details are still unknown.

Here is a simple example. Say your primary home in St. Johns County is assessed at $500,000. Today, the standard homestead exemption is up to $50,000, but only the first $25,000 applies to school taxes. So you pay non-school taxes on about $450,000 and school taxes on about $475,000.

Under Amendment 3, your non-school taxable value would drop to about $350,000 in 2027 and about $250,000 in 2028. Your school taxable value would stay around $475,000. That is a real savings, but it is not the same as cutting your whole tax bill in half, because the school portion does not change. We said it a little loosely on the show, so I want to be precise here.

The St. Johns County Property Appraiser has an Amendment 3 information page where you can learn how the change could apply to your property. Use official numbers before you count on any savings.

Supporters say Florida homeowners have been squeezed by rising values and deserve relief, and that local governments can tighten their budgets. Critics, including some fiscal watchdogs and local officials, argue the cuts could shift costs onto fees and special assessments or reduce services, especially in smaller, more rural counties with less tax revenue to begin with. Both sides have real points, so read the ballot language and decide for yourself.

7. The December 31, 2026 Question Every Out-of-State Buyer Is Asking

This is the part generating the most phone calls. The official ballot summary says people who are not Florida residents on December 31, 2026 will receive the existing homestead exemption when they qualify, with the increased exemption starting in their fifth year of exemption, to the extent allowed by the U.S. Constitution.

St. Johns County's own FAQ describes it as a five-year residency period for people who establish permanent Florida residency on or after January 1, 2027. So I have heard people say, "I need to close on a Florida house before the end of the year." Here is why that is not so simple:

• Residency is not the same as closing. Buying a house does not make you a Florida resident by itself. Residency generally means you have actually made Florida your permanent home.

• Homestead has its own rules. To claim homestead, you generally must own the home and live in it as your permanent residence on January 1 of the tax year, then apply by the March 1 deadline.

• The details are not written yet. If Amendment 3 passes, the Legislature still has to pass implementing laws that will define how residency is documented and applied.

• The constitutional qualifier matters. The phrase about the U.S. Constitution suggests the residency phase-in could be tested in court.

Rachel made a great point from her own move from Illinois: her family timed their relocation midyear to make sure they were clearly Florida residents for tax purposes. Every situation is different. If the timing of a move could affect your taxes, talk with the property appraiser's office and a tax professional or attorney before you rush a purchase. I am not a tax advisor, and nobody should make a six-figure decision based on speculation about rules that do not exist yet.

One more thought on timing. Rushing a purchase to beat a deadline is how buyers overpay, skip inspections or lock into the wrong builder contract. Some builders are offering meaningful rate and closing-cost incentives right now, but those offers change quickly and always come with conditions. Verify the current terms in writing before you plan around them.

8. What Amendment 3 Could Mean for St. Johns County's Budget

The county estimates about $426 million in property tax revenue for fiscal year 2027. Using estimates from the state's Office of Economic and Demographic Research, the county projects these reductions if Amendment 3 passes:

• About $68.3 million in fiscal year 2028.

• About $136.1 million in fiscal year 2029.

• About $191.6 million by fiscal year 2032.

Rachel asked the right question on the show: does that mean the county would collect $68 million less than today, or $68 million less than it otherwise would have? The county frames those numbers as estimated losses compared with fiscal year 2027, and it has said they do not identify any specific service cuts. Those decisions would go through the normal public budget process. In the county's current budget, the Sheriff's Office and fire rescue together account for more than half of property tax spending, which is why public safety funding is part of every Amendment 3 conversation.

Chair Clay Murphy has also tied the two big stories together, telling the Florida Trib he worries about funding costly enclave lawsuits if Amendment 3 shrinks the budget. Whether you see that as a reason for the county to be more careful with spending or a reason for concern depends on where you stand.

9. Tocoi River Ranch: A Different Kind of Development Proposal

To end on a lighter note, the St. Johns Citizen reported on a pre-application for a farm-stay ranch along the St. Johns River. The Tocoi River Ranch concept would turn a 7.21-acre property at 13550 County Road 13 North, near the historic Tocoi Landing area, into an agritourism destination. The plans call for:

• Six two-bedroom cabins and six screened, open-air treehouses.

• Three or four horses with riding lessons, equine therapy and space for guests traveling with their own horses.

• Miniature cows, goats, rabbits and chickens for visitors to feed and learn about.

• A greenhouse, gardens and pick-your-own produce, plus guided river and fishing trips.

Keep in mind that a pre-application is just an early conversation with county staff. It is not an approval to build. Still, this is the kind of low-density project that fits the rural character of the County Road 13 corridor in southwest St. Johns County, south of RiverTown. I would take my girls there in a heartbeat.

Local Spotlight: St. Augustine Wild Reserve Near World Golf Village

Speaking of animals, did you know there is a big cat sanctuary tucked into a rural neighborhood near World Golf Village? The St. Augustine Wild Reserve has been a nonprofit rescue for unwanted and abused exotic animals since 1995. It cares for lions, tigers, leopards, wolves, bears and more, and it does not breed animals. These are animals that often have nowhere else to go.

My wife and daughters took the tour, and I will be honest, it is an experience. The enclosures are secure, but you are standing just a few feet from some very large cats, and the guides will tell you exactly how to behave around each one. It sits on acreage just minutes from the SilverLeaf and World Golf Village area, which is part of what makes it so surprising.

• Tours are by appointment only, so book ahead. You cannot just show up.

• Cameras are typically not allowed during the tour, so plan to be present in the moment.

• Your tour fee helps feed and care for the animals.

I have no affiliation with the reserve. It is simply one of the most unique family outings in St. Johns County, and a good reminder of why so many of us want to protect the rural pockets that are left.

Frequently Asked Questions (FAQs)

The Bottom Line

St. Johns County is pushing back hard on fast-tracked growth, and Amendment 3 could change property tax math for millions of Florida homeowners. Know the facts before you buy, and call (904) 599-2125 when you want an independent advocate in your corner.

LET'S TALK ABOUT YOUR NEXT MOVE

Call/Text: (904) 599-2125

Email: greg@livinginjacksonvillefl.com

Website: https://www.livinginjacksonvillefl.com/

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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.

Tags

• St. Johns County reversed two enclave approvals (1)
• Palm Valley heads to court (1)
• and Amendment 3 could change your taxes. What buyers need to know. (1)