What Is St. Johns County's Agricultural Enclave Law and How Could It Change Nocatee?

St. Johns County commissioners are deciding today, September 1, 2026, whether a 4,462-acre parcel just north of Nocatee qualifies as an "agricultural enclave" under a new Florida law, a designation that could clear the way for up to 4,462 new homes. The law, Senate Bill 686, took effect July 1, 2026, and lets landowners fast-track farmland into residential development without the county's usual rezoning process. If you're buying, selling, or already living near Nocatee, this vote is worth watching closely.

I'm CC Underwood, working buyers and sellers across Jacksonville and St. Johns County, FL, and this is one of the biggest land-use stories hitting our market this year.

What is an "agricultural enclave" under Florida's SB 686?

It's a legal shortcut for turning farmland into housing. Under SB 686, signed into law April 24, 2026, and effective July 1, 2026, a parcel that's unincorporated, undeveloped, in agricultural use for at least five years, and largely surrounded by existing development can apply for "Agricultural Enclave" certification. Once certified, the county must treat residential development on that land as a conforming use and cannot deny it based on the comprehensive plan, current zoning, or traffic impact. It skips the multi-year comprehensive plan amendment process landowners used to have to go through.

How much land in St. Johns County is affected?

A lot. Since the law took effect, the county received six separate applications covering more than 6,558 acres, roughly 1.7% of the county's total land area, according to reporting from Jacksonville Today. Two of those, Heritage East (615 acres) and Heritage West (550 acres) near I-95 and State Road 207, were already certified by the County Commission on August 19, 2026, in back-to-back 3-2 votes. Combined, those two alone could bring an estimated 15,000 new homes to southwest St. Johns County.

What's being decided on September 1?

The third and largest application, filed by BR-4700 for roughly 4,462 acres north of Nocatee, was continued from the August 19 meeting to today after questions came up about boundary calculations. The developer is requesting certification at one unit per acre, which would allow up to 4,462 homes. Attorney Ellen Avery-Smith, representing the developer, has argued the application meets all statutory requirements. Residents who spoke at the August meeting raised concerns about traffic, school capacity, and where the water supply for that many new homes would come from.

Why are St. Johns County commissioners pushing back on this law?

Several commissioners have said publicly they're uncomfortable with how little control the county has once a parcel is certified. Board Chair Clay Murphy has acknowledged the board is limited to following the statute regardless of how commissioners personally feel about it. Commissioner Christian Whitehurst has questioned the county's legal footing to challenge the law at all, given St. Johns County is already in litigation over previously denied developments. The county has also directed staff and legal counsel to look into whether a legal challenge or injunction against SB 686 itself is viable, separate from the individual certification votes.

Is the county actually suing to block this law?

Not yet, as of this writing. The Board of County Commissioners has directed staff and legal counsel to investigate the feasibility of a legal challenge, but no injunction has been filed. In the meantime, individual certification applications, like Heritage East, Heritage West, and now BR-4700, are still moving through the process on the state law's timeline, separate from any future court fight over the law itself.

What does this mean if I'm buying near Nocatee right now?

It means the supply picture north of Nocatee could shift meaningfully over the next few years. If the BR-4700 parcel is certified, that's potentially thousands more homes entering the pipeline in an area that's already one of the fastest-growing parts of the county. That's not necessarily bad news for buyers looking for new construction options, but it's worth factoring into how you think about resale value, school capacity, and traffic patterns if you're buying in neighborhoods close to that boundary.

FAQ

What is Florida Senate Bill 686?

A state law, effective July 1, 2026, that creates an expedited "Agricultural Enclave" certification process letting eligible farmland convert to residential development without the county's traditional rezoning and comprehensive plan review.

How many acres in St. Johns County have applied for agricultural enclave certification?

Six applications covering more than 6,558 acres have been filed since the law took effect, according to Jacksonville Today.

Have any agricultural enclave applications already been approved in St. Johns County?

Yes. The County Commission certified Heritage East (615 acres) and Heritage West (550 acres) near I-95 and State Road 207 on August 19, 2026, in 3-2 votes, potentially allowing an estimated 15,000 new homes.

What is the BR-4700 application north of Nocatee?

A request to certify roughly 4,462 acres north of Nocatee as an agricultural enclave, with the developer seeking approval for up to 4,462 homes at one unit per acre. The vote was continued from August 19 to September 1, 2026, over boundary-calculation questions.

Can St. Johns County deny an agricultural enclave application?

Only if the parcel doesn't meet the statutory requirements. Once a parcel is certified, the county must treat residential development as conforming and cannot deny it based on the comprehensive plan, zoning, or traffic impact.

Is St. Johns County trying to block this law in court?

Commissioners have directed staff and legal counsel to research whether a legal challenge is viable, but no lawsuit or injunction has been filed as of this writing.

Bottom line

This is a fast-moving story with real implications for anyone buying or selling near Nocatee. Whatever happens with the BR-4700 vote today, the broader trend is clear: SB 686 has opened a new, faster pipeline for converting farmland into housing across St. Johns County, and more applications are likely to follow. If you're weighing a purchase in that corridor or wondering how it affects your home's future resale environment, I'm happy to walk through what I'm seeing on the ground.

CC Underwood, Real Broker, LLC | Selling with CC | sellingwithcc.com | 904-304-7005

Sources: Jacksonville Today, News4JAX, Coastal Florida Real Estate Media.