AppealDesk

Clay County Property Tax Appeal — Florida

Rob HartleyRob Hartley·Updated February 28, 2026

Clay County is located in northeastern Florida along the west bank of the St. Johns River, with a population of approximately 232,000 residents as of 2023. The county seat is Green Cove Springs, and major population centers include Orange Park, Middleburg, Fleming Island, and Keystone Heights. Property tax appeals are particularly important in Clay County because homeowners face an effective tax rate of 1.07%, which is slightly higher than the national median of 1.02%, and the median annual tax bill of $2,353 is close to the national average. With a median home value around $355,000 in 2026, Clay County property owners who believe their assessments are too high can potentially save hundreds or even thousands of dollars annually by filing a successful appeal.

Notable cities: Green Cove Springs, Orange Park, Middleburg, Fleming Island, Keystone Heights

Median Home

$355,000

Tax Rate

1.07%

Annual Tax

$2,353

Population

232,000

2026 Appeal Deadline: 25 days from the mailing of TRIM notices (typically mid-September 2026)

The petition deadline is 25 days after the mailing of the Notice of Proposed Property Taxes (TRIM notice). For 2025, TRIM notices were mailed on August 22, 2025, with a petition deadline of September 16, 2025. For 2026, TRIM notices are expected to be mailed in August 2026, with the deadline falling approximately 25 days later in mid-September 2026.

Property in Clay County, Florida — local tax assessment and appeal guide

How Clay County Assesses Property

100%of market value

Assessed by: Clay County Property Appraiser

Assessment cycle: annual

Notices typically mailed: mid-April (spring)

In Florida, properties are assessed at 100% of market value as of January 1 each year. This means if your home's market value is $355,000, at Florida's 100% assessment ratio your assessed value would be $355,000 before exemptions are applied. At Clay County's effective rate of 1.07%, this would result in approximately $3,799 in annual taxes. However, homestead exemption and the Save Our Homes cap can significantly reduce your taxable value and limit annual assessment increases to 3% or inflation, whichever is lower.

The Appeal Process

Appeals are heard by the Value Adjustment Board (VAB). After filing your petition, you will be scheduled for a hearing before the Value Adjustment Board. You will present your evidence and arguments for why your assessment should be lowered, and the Property Appraiser's office may present their justification for the current assessment.

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Step 1: Review your Notice of Proposed Property Taxes (TRIM notice) when it arrives in August 2026 to verify the assessed value of your property

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Step 2: Gather evidence to support your appeal, including recent comparable sales of similar properties, photos showing property condition, repair estimates for any defects, and your own appraisal if available

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Step 3: Complete the Petition to Value Adjustment Board form (DR-486) and pay the filing fee of $35-$50 per petition within 25 days of receiving your TRIM notice

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Step 4: Submit your petition by mail to P.O. Box 698, Green Cove Springs, FL 32043, or in person at the Clay County Courthouse at 825 North Orange Avenue, Green Cove Springs

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Step 5: Attend your scheduled hearing before the Value Adjustment Board (VAB), present your evidence, and explain why your assessment should be reduced

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Step 6: If your VAB appeal is denied, you may file a further appeal to the circuit court within 60 days of the VAB decision

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Step 7: Alternatively, you can appeal to the Florida Department of Revenue if issues involve exemptions or specific assessment classifications

Required form: Petition to Value Adjustment Board (DR-486)

Filing Methods

mail:Mail completed forms with payment to: Clay County Clerk of Court & Comptroller's Office, Attn: Clerk to the Value Adjustment Board, P.O. Box 698, Green Cove Springs, FL 32043
in-person:Clay County Courthouse, 825 North Orange Avenue, Green Cove Springs, Florida (ask for Clerk's Office Administration on first floor)
email:Contact VAB@clayclerk.com for questions (call 904-529-4125)

Evidence to Bring

Comparable sales data from similar propertiesRecent appraisal reportsPhotos documenting property condition or defectsRepair estimates or inspection reportsMarket analysis showing declining values in your area

Clay County Assessor Contact

Clay County Property Appraiser

Phone: (904) 284-6305

Address: 477 Houston Street, County Administration Center, Green Cove Springs, FL 32043 (Mailing: P.O. Box 38, Green Cove Springs, FL 32043)

Website: https://www.ccpao.com/

Online Portal: https://qpublic.schneidercorp.com/Application.aspx?AppID=830&LayerID=15008&PageTypeID=2&PageID=6754

Hours: Monday-Friday during business hours (appointment not required)

Tax Exemptions in Clay County

Homestead Exemption

Up to $51,411 (for 2026: $25,000 applied to all taxes including school taxes, plus additional $26,411 applied to assessed value between $50,000-$76,411 excluding school taxes)

Reduces the taxable value of an owner-occupied primary residence

Eligibility: Must own and occupy property as permanent residence on January 1; must be a Florida resident; only one homestead exemption allowed per personDeadline: March 1, 2026 (March 2, 2026 since March 1 falls on a weekend); late filing permitted until 25 days after TRIM notice mailing with good cause

Additional Homestead Exemption for Seniors 65+

Varies based on assessed value; household income must not exceed $38,686 for 2026

Additional exemption for seniors with limited income who have lived in the home for at least 25 years

Eligibility: Age 65 or older as of January 1; property just value less than $250,000; permanent residence for at least 25 years; household income below annual limitDeadline: March 1 annually (income-based exemptions must be renewed each year)

Widow/Widower Exemption

$5,000

Exemption available to surviving spouses who are permanent Florida residents

Eligibility: Must be a widow or widower and permanent Florida resident; exemption ends upon remarriageDeadline: March 1

Disability Exemption

$5,000

Exemption for totally and permanently disabled persons or those who are blind

Eligibility: Must be totally and permanently disabled or blind; must be a permanent Florida resident; proof of disability requiredDeadline: March 1

100% Disabled Veteran Exemption

Total exemption from ad valorem taxes

Total exemption from property taxes for veterans with 100% permanent service-connected disability

Eligibility: Veteran receiving 100% disability compensation from U.S. Department of Veterans Affairs for service-connected disability; property must be homestead; surviving spouse may also qualify under certain conditionsDeadline: March 1

Official Resources

Clay County Property Appraiser Official Website →

Access property records, file for exemptions, and find assessment information directly from the Property Appraiser's office.

Clay County Property Search (qPublic) →

Search and view detailed property data, assessment history, and tax information for any parcel in Clay County.

Clay County Value Adjustment Board (VAB) →

Official VAB page with petition forms, filing instructions, deadlines, and information about the property tax appeal process.

Florida Department of Revenue - Property Tax Information →

State-level resource for Florida property tax exemptions, assessment rules, and taxpayer rights under Florida law.

Check Your Clay County Assessment

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Clay County for 2026?
The deadline to file a property tax appeal in Clay County is 25 days from the date your Notice of Proposed Property Taxes (TRIM notice) is mailed. For 2026, TRIM notices are expected to be mailed in August 2026, making the appeal deadline approximately mid-September 2026. For reference, in 2025 the TRIM notices were mailed on August 22, 2025, with a petition deadline of September 16, 2025. If you miss this deadline, you may still file a late petition if you can demonstrate good cause, but the Value Adjustment Board counsel must approve your reason for the late filing.
How do I file a property tax appeal online in Clay County?
Clay County does not currently offer a fully online appeal filing system. To file your property tax appeal, you must submit the Petition to Value Adjustment Board form (DR-486) either by mail to P.O. Box 698, Green Cove Springs, FL 32043, or in person at the Clay County Courthouse located at 825 North Orange Avenue, Green Cove Springs. You can download the petition form from the Clay County Clerk's website or contact the VAB office at (904) 529-4125 or VAB@clayclerk.com for assistance. The filing fee is $35-$50 per petition depending on your circumstances.
How much is the homestead exemption worth in Clay County?
The homestead exemption in Clay County is worth up to $51,411 for the 2026 tax year. This consists of a $25,000 exemption applied to all property taxes including school taxes, plus an additional exemption of up to $26,411 applied to the assessed value between $50,000 and $76,411 (which does not apply to school taxes). For a property with an assessed value of $76,411 or more, the full $51,411 exemption would save homeowners approximately $400 to $600 annually. The homestead exemption also provides the Save Our Homes protection, which caps annual assessment increases at 3% or the Consumer Price Index, whichever is lower.
What evidence do I need to win my property tax appeal in Clay County?
To win your Clay County property tax appeal, you need compelling evidence that your property's assessed value exceeds its fair market value. The most effective evidence includes recent sales data from at least three comparable properties in your neighborhood that sold for less than your assessed value, adjusted for differences in size, condition, and features. You should also provide photographs documenting any property damage, deferred maintenance, or functional obsolescence, along with contractor estimates for needed repairs. A recent independent appraisal conducted by a licensed appraiser can be very persuasive. Additionally, market trend data showing declining values in your area or specific issues like foundation problems, roof damage, or environmental concerns can strengthen your case before the Value Adjustment Board.
What happens at a Value Adjustment Board hearing in Clay County?
At a Value Adjustment Board (VAB) hearing in Clay County, you will present your case to a panel of board members explaining why your property's assessed value should be reduced. The hearing is typically informal but follows structured procedures. You will have the opportunity to present your evidence, including comparable sales, photographs, appraisals, and repair estimates, and explain why your assessment is too high. The Property Appraiser's office will also present their position and justification for the current assessment. The VAB may ask questions of both parties to clarify the evidence presented. After hearing both sides, the board will make a decision to either uphold the current assessment, reduce it, or in rare cases increase it. You will receive written notification of the decision, and if you disagree, you have the right to appeal to circuit court within 60 days.
Can I appeal my property taxes if I just bought my home in Clay County?
Yes, you can appeal your property taxes even if you recently purchased your home in Clay County, though it may be more challenging. Florida law requires that properties be reassessed at just (market) value as of January 1 following a change of ownership, which means your assessed value will likely reset to the purchase price. However, you can still appeal if you believe the Property Appraiser's assessment exceeds the actual market value on January 1. This might occur if market conditions changed between your closing and January 1, if there are property defects not reflected in the assessment, or if the Property Appraiser used an incorrect assessment methodology. You must file your petition within 25 days of receiving your TRIM notice and provide evidence such as a recent appraisal, comparable sales from around January 1, or documentation of property issues that affect value.
How much can I save by appealing my property taxes in Clay County?
The amount you can save by appealing your property taxes in Clay County depends on how much your assessed value is reduced. With Clay County's effective tax rate of 1.07%, every $10,000 reduction in assessed value saves approximately $107 per year in property taxes. For example, if you successfully reduce your assessment from $355,000 to $330,000 (a $25,000 reduction), you would save approximately $268 annually. If you achieve a $50,000 assessment reduction, your annual savings would be around $535. Over time, these savings compound because your new lower assessed value becomes the baseline for future years, and with the Save Our Homes cap limiting increases to 3% annually for homesteaded properties, the cumulative savings over 5-10 years can be substantial, potentially reaching several thousand dollars.
When will I receive my property tax assessment notice in Clay County?
In Clay County, property assessment notices are sent in the spring each year and typically reach your mailbox by mid-April. These initial assessment notices show your property's market value and assessed value as of January 1. Later in the year, usually in August, you will receive your Notice of Proposed Property Taxes (TRIM notice), which shows your estimated tax bill based on proposed millage rates from various taxing authorities. The TRIM notice is the critical document for property tax appeals, as you have only 25 days from the date it is mailed to file your petition to the Value Adjustment Board. For 2026, expect your TRIM notice in August 2026 with any exemptions or assessment changes applied.

For state-wide appeal information including Florida's assessment ratio and deadlines, see our Florida Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

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← All Florida property tax appeal info

Sources: https://www.ccpao.com/ | https://clayclerk.com/departments/value-adjustment-board/ | https://www.ownwell.com/trends/florida/clay-county | https://en.wikipedia.org/wiki/Clay_County,_Florida | https://www.sjcpa.gov/amendment-5-change-in-2025-homestead-exemption/

Last verified: 2026-02-28