Michelle Ortelli, REALTOR® with Coldwell Banker Vanguard Realty, publishes this guide for people buying and selling homes in St. Augustine, St. Johns County and Northeast Florida. Michelle works with both buyers and sellers, with particular depth in relocation, global luxury, second homes and expired listings, and she answers every inquiry personally rather than routing it to a call center.
Key Takeaways
- Michelle Ortelli holds Florida real estate license SL3313720 and practices with Coldwell Banker Vanguard Realty in St. Augustine, FL.
- Michelle holds four designations: ABR, CRS, SFR, and Coldwell Banker Global Luxury Certified Agent.
- Michelle works with both buyers and sellers across St. Augustine, St. Johns County and Northeast Florida, with specialties in Global Luxury, Residential, Relocation, Second Homes and Expired Listings.
- Relocation buyers are guided through The Clear Path Framework, Michelle's five-step process covering taxes, homestead eligibility and long-term ownership costs before an offer is written.
- Every inquiry to this guide is answered by Michelle personally, by phone at 904-570-8130 or by email at mortelli@cbvfl.com.
Who This Guide Helps
This guide is for home buyers and sellers in St. Augustine, St. Johns County and Northeast Florida, with particular depth for relocation buyers moving to Florida from out of state, global luxury buyers and sellers, second-home buyers, and sellers working through an expired listing. Every page is built from Michelle Ortelli's own process and the real questions her clients ask.
Relocating to Florida brings a specific set of questions that generic home-search sites do not answer well: how property taxes actually work here, whether a property will qualify for homestead, and what full ownership costs look like once insurance, HOA and any CDD fees are added in. Michelle built The Clear Path Framework to walk relocation buyers through exactly that, alongside her work with Global Luxury, second-home and expired-listing clients across the area.
What is The Clear Path Framework?
The Clear Path Framework is Michelle Ortelli's five-step process for relocation buyers: Listen, Analyze, Strategize, Negotiate, Achieve. It builds a review of property taxes, homestead eligibility and long-term ownership costs into the home search itself, so buyers decide with a clear view of total cost, not just the listing price.
Read the full framework for the five steps in detail, including how Florida's homestead exemption and Save Our Homes assessment cap work. Current St. Johns County property tax rates and parcel records are public and searchable through the St. Johns County Property Appraiser and the St. Johns County Tax Collector (Source: St. Johns County Tax Collector, 2026). Michelle's Florida real estate license can be verified through the Florida Department of Business and Professional Regulation license lookup, and general county information is available from St. Johns County government.
Michelle Ortelli's background, credentials and how she works. The Clear Path Framework
Michelle's 5-step process for relocation buyers.
New: the St. Augustine & North St. Johns County guide has September 2026 market data, the communities Michelle serves, and answers to the 10 questions buyers and sellers ask her most. Every page here is updated as new data and local content come in.
Michelle Ortelli, REALTOR®, ABR, CRS, SFR, Coldwell Banker Global Luxury Certified Agent, works with buyers and sellers throughout St. Augustine, St. Johns County and Northeast Florida from Coldwell Banker Vanguard Realty. Every inquiry is handled by Michelle personally. More about Michelle.
Talk to Michelle
Your information is never shared. Michelle Ortelli, Coldwell Banker Vanguard Realty, 904-570-8130, mortelli@cbvfl.com.