When you’re looking at homes in St. Johns County, it’s easy to focus on the price and the mortgage payment. But what will that home actually cost you each month?
Property taxes, insurance, HOA dues, CDD assessments and maintenance all belong in that conversation. Two homes with similar prices can fit your budget very differently once you look at the full picture.
Here’s what I’d want you to check before deciding a home is the right fit.
Start with a fresh property tax estimate
The property taxes shown in a listing reflect the current owner’s tax situation. They aren’t a promise of what you’ll pay after buying the home.
A seller may have exemptions and assessment protections that don’t carry over to you. After a typical purchase of a homesteaded property, the property is generally reassessed at just value on January 1 of the following year, subject to applicable exceptions. That can change the bill considerably.
If you buy after January 1, the purchase year’s taxes generally reflect the previous owner’s tax situation. The following year is when your own situation comes into play.
Before building your budget, use the St. Johns County property tax estimator. Enter the potential purchase price and only the exemptions and portability benefits you expect to qualify for.
Remember, it’s an estimate based on available tax rates and assessment information, which can change. For new construction, ask whether the estimate accounts for the completed home.
Put homestead on your calendar
If the home will be your permanent residence, look into Florida’s homestead exemption early.
Generally, you must own and make the property your permanent residence on or before January 1 of the tax year to qualify. The usual application deadline is March 1, moving to the next business day when that date falls on a weekend. Buying a home doesn’t automatically complete your application.
If you’re moving from another Florida homestead, ask about portability, too. Eligible owners may be able to transfer part of their existing Save Our Homes assessment benefit. The amount and timing depend on your circumstances.
The Property Appraiser’s homestead and portability page is a good place to check the requirements before counting on savings.
What about Amendment 3?
Florida voters approved property tax Amendment 3 on November 3, 2026. According to the St. Johns County Property Appraiser, it takes effect January 1, 2027, and does not change 2026 tax bills.
For qualifying homesteads, it increases the exemption for taxes other than school taxes to $150,000 in 2027 and $250,000 in 2028. Those figures refer to property value exempted from applicable taxes, not dollar reductions in your bill.
Additional residency requirements affect new Florida residents beginning in 2027. School taxes still apply, and the amendment does not eliminate property taxes. Before including a savings estimate in your budget, confirm your eligibility and the applicable tax year with the Property Appraiser. You can read the county’s Amendment 3 guidance here.
Get insurance quotes for the actual home
An insurance figure in an online payment calculator is a starting point. Before relying on it, get a quote for the property you’re considering.
Ask your insurance agent to explain the coverage, exclusions and deductibles. Pay particular attention to the amount of coverage for rebuilding, hurricane coverage and deductibles, any separate roof deductible, and whether a wind mitigation inspection could help you qualify for discounts.
Standard homeowners insurance generally does not cover flood damage. Discuss flood coverage separately, even if it hasn’t come up in the mortgage conversation.
Also ask what each deductible means in actual dollars. A lower premium may come with more money you would need to pay after a covered loss.
Find out exactly what the HOA covers
If a home has a homeowners association, get the current dues and payment schedule in writing. Then look beyond the amount.
Ask for the current budget and governing documents, and find out:
What services are included?
Are there separate master association or neighborhood dues?
Are any increases or special assessments approved or being discussed?
Are there transfer fees or other charges due at closing?
Which maintenance responsibilities remain yours?
A fee is easier to evaluate when you know what it pays for and what you’ll still need to budget separately.
Check the CDD assessment without counting it twice
A Community Development District, or CDD, is separate from an HOA. It is a local government district that can finance and maintain community infrastructure and facilities.
CDD assessments may include debt repayment and ongoing operations and maintenance. Those are different expenses, so don’t assume paying off a bond means every CDD charge disappears. Ask the district for the breakdown for the specific property.
The budgeting detail to watch is where the assessment is already included. The St. Johns County tax estimator includes applicable CDD and solid waste assessments in its result. If you use that full total in your budget and then add the same CDD assessment again, you’ll overstate your costs.
The same check matters with your lender. If the assessment is collected on the tax bill and included in your escrow estimate, it may already be part of the monthly payment you were quoted. Review the tax bill, district information and lender estimate together so every charge has one place in your budget.
Leave room for maintenance and everyday expenses
I’d also give maintenance its own line in the budget.
Use the home inspection to help identify what may need attention soon. Ask about the roof, air conditioning, water heater, appliances and other major systems. Get estimates for known repairs before assuming they’ll be inexpensive.
Then think about the services you’ll use, such as lawn care, pest control, pool care or routine equipment servicing. Add electricity, water, sewer, internet and other household bills that aren’t already covered elsewhere.
Rather than relying on one blanket maintenance number, start with the condition of the home and the responsibilities you’ll be taking on. Set aside money regularly for routine work and unexpected repairs.
Have your lender walk through the whole payment
When you receive a Loan Estimate, review more than the principal and interest. Your estimated monthly payment can include mortgage insurance and escrow, when applicable. Some taxes, insurance or assessments may still be paid separately.
Ask your lender:
Does the tax estimate reflect my expected situation after purchase?
Is the insurance amount based on an actual quote?
Which assessments are included in escrow?
What will I pay outside the mortgage payment?
What cash will I need at closing, separate from my ongoing monthly budget?
Dividing annual expenses by 12 can help you compare homes consistently. Just keep the actual payment dates in mind, and don’t add expenses again if they’re already included in escrow.
Let’s look at the full picture
You don’t need every answer before you start looking. You do want a clear understanding of the costs before you commit.
Thinking about a home in St. Johns County? Send me the address or the communities you’re considering. We can look at the questions to ask and the information to gather so you can compare your options with more confidence.
Syndi Askew, REALTOR®
REAL Broker, LLC
syndi@syndiaskew.com
This article provides general information. Confirm property taxes and exemptions with the Property Appraiser, insurance with a licensed insurance professional, financing with your lender, and community charges with the appropriate association or district.
