Camden County holds first public hearing on statewide 'floating' homestead exemption; board signals intent to opt out

Camden County officials and residents gathered for a public hearing where staff reviewed House Bill 581, the statewide "floating" homestead exemption that took effect Jan. 1, 2025, and outlined how the county could opt out before the March 1, 2025 deadline.

The presentation, given by a county staff member identified in the meeting as Seth, summarized the new statewide exemption and compared it with Camden County's existing homestead freeze. "House Bill 581 took effect on Jan. 1, 2025," Seth said, explaining the bill limits taxable value increases for homesteaded property to a rate tied to the Consumer Price Index and that the floating exemption is adjusted for inflation every three years.

The county's current homestead policy dates back to what the presentation described as Senate Bill 496 approved in February 2006; staff said Camden County's freeze has been in effect since February 2007 and that, as presented at the hearing, the county has not collected roughly $32,000,000 in tax revenue from homeowners because of that freeze. The staff presentation noted the local freeze applies to a primary residence and up to five acres and that local exemptions, including a $2,000 local exemption and veteran and senior exemptions, would remain in place regardless of the statewide program.

Residents asked practical questions about applying for the homestead exemption and timing. Dr. Beverly Edwards Rogers asked whether the homestead must be applied for each year; Rogers asked, "if you have already done the homestead, it's a onetime thing. It's not every year that you have to do it." Meeting leaders confirmed that once granted the homestead continues unless the owner sells, moves, or the property is substantially altered in a way that resets the base year value.

County leaders explained the opt-out mechanics described in the presentation: a local government must complete a process of three public hearings and submit notice to the secretary of state by March 1, 2025, to decline the statewide floating exemption. The presentation said a county or city that chooses not to participate must opt out between Jan. 1 and March 1, 2025.

Commissioners at the hearing expressed a preference for keeping Camden County's existing homestead freeze. The meeting chair said, "So me personally, I'm leaning toward opting out," and other speakers reiterated that the local freeze generally protects long-term homeowners from large annual increases tied to CPI adjustments. Staff and multiple residents noted that cities in the county (Kingsland, St. Marys and others) are separately conducting the same opt-out process and appear to be moving toward opting out as well.

No formal motion or vote to opt out was recorded at this meeting. Staff said this hearing is the first of three required public meetings; the board will consider the full opt-out process and any formal action before the March 1 deadline.

What happens next: the county will hold at least two additional public hearings on the subject as part of the opt-out process and must transmit required documentation to the secretary of state if the board decides to opt out. Residents were advised to check with their municipalities for parallel proceedings and to apply for homestead exemptions (applications must be filed before April 1, per staff comments) if they have not already done so.

Votes at a glance: No formal motions or votes on House Bill 581 or opt-out were taken at this hearing; the board discussed and signaled intent to opt out but did not adopt a resolution or record a roll-call vote.