What Are Property Taxes in St. Johns County, Florida?

What Are Property Taxes in St. Johns County, Florida?

Why Property Taxes in St. Johns County Surprise Buyers (in a Good Way)

Many buyers moving to Northeast Florida -- particularly those coming from states like New York, New Jersey, Illinois, or California -- are genuinely surprised by how affordable property taxes are in St. Johns County. Florida has no state income tax, and St. Johns County's millage rate is among the lowest in the state.

That said, understanding how your tax bill is calculated takes more than just looking at a millage rate. Florida's property tax system has several layers that affect your actual annual payment.

How Property Taxes Are Calculated in Florida

Your property tax bill is determined by multiplying your property's assessed value by the applicable millage rate. Here's how each factor works:

• Just/Market Value: The county property appraiser's estimate of what your home is worth on the open market.
• Assessed Value: May be lower than market value due to the Save Our Homes cap (explained below).
• Millage Rate: The tax rate expressed per $1,000 of assessed value. It is set annually by the county, school board, and other taxing authorities.
• Exemptions: Deductions applied to your assessed value before the millage rate is applied. The most significant is the homestead exemption.

The Florida Homestead Exemption

If you purchase a home in St. Johns County as your primary residence, you are eligible for Florida's homestead exemption. This reduces your assessed value by up to $50,000 for purposes of calculating your county and school tax bill. The first $25,000 applies to all taxing authorities; the second $25,000 applies to non-school levies.

To receive the exemption, you must apply with the St. Johns County Property Appraiser's office by March 1 of the tax year. You can apply online, by mail, or in person. New homeowners should mark this deadline on their calendar -- missing it means waiting another year.

What Is the Save Our Homes Cap?

Once you establish homestead, Florida's Save Our Homes provision limits how much the assessed value of your home can increase each year -- currently capped at 3% or the Consumer Price Index (CPI) increase, whichever is lower. This protects long-term homeowners from dramatic tax increases as property values rise.

Important note for buyers: When you purchase a home, the Save Our Homes cap resets. The property is reassessed at market value for your first year. If the previous owner had a low assessed value locked in by years of Save Our Homes protection, your tax bill in year one may be significantly higher than what they were paying. Your agent can help you estimate this before you make an offer.

What About CDD Fees?

In many Nocatee, RiverTown, and other master-planned communities in St. Johns County, you'll see a line item on the tax bill for CDD (Community Development District) fees. These are not part of the millage rate -- they are a separate assessment added to your property tax bill to repay the bonds that financed the community's infrastructure.

CDD fees do not go away when you pay off your mortgage. They remain on the tax bill for the term of the bond, which can run 20-30 years. The amount varies by community and lot, and it's a number every buyer in these areas needs to factor in when evaluating total carrying costs.

Florida Offers Additional Property Tax Exemptions

Beyond the standard homestead exemption, Florida offers additional exemptions for qualifying residents:

• Senior citizens: Additional exemptions may be available for homeowners over 65 who meet income requirements
• Veterans: Disabled veterans may qualify for significant additional exemptions, including full exemption in some cases
• Active duty military: Certain exemptions apply to active military personnel
• Disability exemptions: Available for qualifying residents with permanent disabilities

Check with the St. Johns County Property Appraiser's office to determine which exemptions you may qualify for.

Frequently Asked Questions

Are property taxes in St. Johns County higher than other Florida counties?

St. Johns County's millage rate is generally among the lowest in Florida, which is notable given that it's one of the state's fastest-growing and most prosperous counties. However, rising home values mean that even low rates can result in meaningful tax bills. Always calculate your expected tax bill based on the actual purchase price and current millage rate.

When are property taxes due in Florida?

Florida property taxes are billed in November and are due by March 31 of the following year. Florida offers a discount for early payment: 4% if paid in November, 3% in December, 2% in January, and 1% in February. Most homeowners with a mortgage pay through escrow and don't manage this directly.

How do I find out the current property tax on a home I'm considering?

You can look up any property's current tax bill using the St. Johns County Property Appraiser's website. Keep in mind that your bill as a new owner may differ from the seller's because the assessed value resets at purchase and you'll apply for your own homestead exemption.

Do I still pay property taxes if I have a mortgage?

Yes -- property taxes are owed regardless of whether you have a mortgage. Most lenders collect a monthly escrow contribution as part of your mortgage payment and pay the tax bill on your behalf when it comes due. This spreads the tax cost across 12 monthly payments rather than one lump sum.

Search Northeast Florida Homes

Browse active listings in Nocatee, RiverTown, Tributary, Shearwater, Silverleaf, and communities across St. Johns and Nassau Counties.

What To Do Right Now

If you want to understand the full cost of owning a home in St. Johns County -- property taxes, CDD, HOA, and insurance included -- start with a conversation before you start making offers.

Call or text Joey Larsen at 904-863-6679, or visit RetireMeToFlorida.com to get started.