Duval County Property Tax Appeal — Florida

Rob Hartley·Updated February 15, 2026

Duval County, Florida, with Jacksonville as its county seat, is the state's most populous county and home to the consolidated City of Jacksonville, which includes communities like Atlantic Beach, Neptune Beach, and Baldwin. With a median home value of $235,500, property tax rates of 1.14% (higher than the national median of 1.02%), and a median annual tax bill of $2,400, homeowners in Duval County face property tax burdens that align with the national median despite higher effective rates.

Notable cities: Jacksonville, Atlantic Beach, Neptune Beach, Jacksonville Beach, Baldwin

Median Home

$235,500

Tax Rate

1.14%

Annual Tax

$2,400

Population

approximately 1 million

2026 Appeal Deadline: 25 days from the date of the TRIM notice

The appeal deadline is set by Florida law as 25 days following the mailing of the Truth in Millage (TRIM) notices in mid-August, typically falling in early September

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

How Duval County Assesses Property

100%of market value

Assessed by: Duval County Property Appraiser

Assessment cycle: annual

Notices typically mailed: mid-August

In Florida, properties are assessed at 100% of their market value, meaning the assessed value equals the market value. For example, if your home's market value is $235,500 (the county median), at Florida's 100% assessment ratio your assessed value would be $235,500, resulting in approximately $2,685 in annual taxes at the county's effective rate of 1.14%.

The Appeal Process

Appeals are heard by the Value Adjustment Board (VAB). The VAB consists of five members including two City Council members, one School Board member, and two citizen members who review evidence and make determinations on property value disputes.

Step 1: Review your TRIM notice received in mid-August and identify any discrepancies in assessed value or property details

Step 2: Contact the Property Appraiser's Office at(904) 255-5900 for an informal review to discuss your concerns

Step 3: If still unsatisfied, obtain petition form DR-486 from the VAB Office, Property Appraiser's Office, or Florida Department of Revenue website

Step 4: Complete the petition with supporting documentation (comparable sales, photos, appraisals) and file with the VAB clerk along with filing fee up to $15 per parcel

Step 5: Attend your scheduled hearing before the Value Adjustment Board to present your evidence

Step 6: If the VAB denies your appeal, you may file a lawsuit in circuit court within 60 days

Required form: Petition Form DR-486

Filing Methods

in-person:File at VAB Office, City Hall, Suite 305, 117 W. Duval Street, Jacksonville, FL 32202

in-person:File at Property Appraiser's Office, 231 E. Forsyth Street, Suite 260, Jacksonville, FL 32202

online:Download DR-486 form from Florida Department of Revenue website

Evidence to Bring

recent comparable sales dataphotographs of property conditionindependent appraisalsrepair estimatesproperty record cards

Duval County Assessor Contact

Duval County Property Appraiser

Phone: (904) 255-5900

Address: 231 East Forsyth Street, Suite 260, Jacksonville, FL 32202

Website: https://www.jacksonville.gov/departments/property-appraiser

Online Portal: https://paopropertysearch.coj.net/

Hours: Monday through Friday, 7:30 a.m. to 5:30 p.m.

Tax Exemptions in Duval County

Homestead Exemption

Up to $50,000 ($25,000 for all taxes, additional $25,000 for non-school taxes)

Reduces assessed value for primary residences by up to $50,000

Eligibility: Must own and occupy property as primary residence as of January 1Deadline: March 1 (late filing until 25 days after TRIM notices)

Senior Citizen Additional Homestead Exemption

$25,000

Additional exemption for low-income seniors over 65

Eligibility: Age 65+, total household income below $37,694 (2026 limit), long-term residency requiredDeadline: March 1

Disabled Veteran Exemption

Varies based on disability percentage, up to full exemption

Full or partial exemption for veterans with service-connected disabilities

Eligibility: Veterans with VA-certified service-connected disabilitiesDeadline: March 1

Save Our Homes Cap

3% cap or CPI, whichever is lower

Limits annual assessment increases on homestead property

Eligibility: Automatically applies with homestead exemptionDeadline: N/A - automatic with homestead

Portability

Up to $500,000 of accumulated benefit

Transfer Save Our Homes benefit to new homestead

Eligibility: Moving from another Florida homestead within 2 yearsDeadline: Within 3 years of establishing new homestead

Official Resources

Duval County Property Appraiser Website →

Official website for property searches, exemption applications, and assessment information

Duval County Property Search Portal →

Search for property records, values, and download property record cards

Duval County Value Adjustment Board →

Information on filing appeals, downloading forms, and understanding the appeal process

Florida Department of Revenue - Property Tax →

State-level information on property tax exemptions, portability, and taxpayer rights

Check Your Duval County Assessment

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Duval County?

The deadline to appeal your property taxes in Duval County is 25 days from the date your TRIM (Truth in Millage) notice is mailed, which typically occurs in mid-August. This means the appeal deadline usually falls in early September, though the exact date varies each year. You can call the Property Appraiser's Office at(904) 255-5900 in late August to confirm the specific deadline for the current year. Missing this deadline means forfeiting your right to appeal for that tax year.

How do I file a property tax appeal in Duval County online?

While Duval County doesn't currently offer a fully online appeal filing system, you can download the required DR-486 petition form from the Florida Department of Revenue website. After completing the form with your property information and reasons for appeal, you must submit it in person to either the VAB Office at City Hall (Suite 305, 117 W. Duval Street) or the Property Appraiser's Office (231 E. Forsyth Street, Suite 260). Include supporting documentation like comparable sales, photos, or appraisals, and pay the filing fee of up to $15 per parcel.

What is the homestead exemption worth in Duval County?

The homestead exemption in Duval County can reduce your property's assessed value by up to $50,000, potentially saving you approximately $570 per year based on the county's 1.14% effective tax rate. The first $25,000 applies to all property taxes including school taxes, while the additional $25,000 exemption (for homes valued above $75,000) applies only to non-school taxes. To qualify, you must own and occupy the property as your primary residence as of January 1, and file your application by March 1 for that tax year.

What happens at a Value Adjustment Board hearing in Duval County?

At a Duval County Value Adjustment Board hearing, you'll present your case to a panel of five members including two City Council members, one School Board member, and two citizen appointees. You'll have the opportunity to present evidence such as comparable sales data, property condition photos, or independent appraisals to support your claim that your property is over-assessed. The Property Appraiser's Office will also present their assessment methodology and evidence. The board reviews both sides and makes a determination on whether to adjust your property's assessed value, with decisions typically issued within 20 days of the hearing.

How much can I save by appealing my property taxes in Duval County?

The amount you can save through a successful property tax appeal in Duval County depends on how much your assessment is reduced. For example, if your home is currently assessed at $300,000 and you successfully argue it should be valued at $275,000, the $25,000 reduction would save you approximately $285 annually at the county's 1.14% effective tax rate. While the county doesn't publish overall success rates, property owners who present strong evidence like recent comparable sales showing lower values, documentation of property defects, or professional appraisals often achieve meaningful reductions in their assessments.

What evidence do I need for a Duval County property tax appeal?

For a successful property tax appeal in Duval County, you should gather multiple types of evidence including recent sales of comparable properties in your neighborhood (within the last 6-12 months), photographs documenting any property defects or needed repairs, contractor estimates for necessary repairs, and potentially an independent professional appraisal. The Property Appraiser provides property record cards online that you can access through their property search portal. Focus on properties similar in size, age, and condition to yours that sold for less than your assessed value, and organize your evidence clearly to present at your VAB hearing.

Can I appeal my Duval County property taxes if I missed the deadline?

If you miss the 25-day deadline following the TRIM notice mailing, your options become limited but not impossible. You cannot file a standard appeal with the Value Adjustment Board for that tax year, but you may still request an informal review with the Property Appraiser's Office to discuss errors that might be corrected for future years. Additionally, if there are clerical errors or mistakes in your property record (wrong square footage, incorrect number of bedrooms), these can sometimes be corrected outside the formal appeal process. For substantial issues, you may need to wait until the following year's assessment cycle to file a timely appeal.

Do I need to renew my homestead exemption every year in Duval County?

No, you do not need to renew your homestead exemption annually in Duval County once it's approved - it automatically renews as long as you continue to own and occupy the property as your primary residence. The Property Appraiser's Office mails renewal cards in January to confirm your continued eligibility, but no action is required unless your circumstances have changed. However, if you move to a new home, you must apply for homestead exemption on the new property by March 1 to receive it for that tax year, and you may be eligible to transfer your Save Our Homes benefit through portability if moving within Florida.

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 →

More Florida Counties

Brevard County (Titusville)Broward County (Fort Lauderdale)Hillsborough County (Tampa)Lee County (Fort Myers)Miami-Dade County (Miami)Orange County (Orlando)

← All Florida property tax appeal info

Sources: https://www.jacksonville.gov/departments/property-appraiser | https://www.tax-rates.org/florida/duval_county_property_tax | https://www.ownwell.com/trends/florida/duval-county | https://duvalcountypropertyappraiser.org/ | https://www.coj.net/departments/regulatory-boards-and-commissions/value-adjustment-board

Last verified: 2026-02-15