AppealDesk

Duval County Property Tax Appeal, Florida

Travis BunnTravis Bunn·Updated July 24, 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, the largest city by land area in the United States. With a median home value of $235,500 and an effective property tax rate of 1.14% to 1.23%, Duval County homeowners face property tax burdens that are higher than both the Florida state median of 0.80% and the national median of 1.02%. The median annual property tax bill in Duval County is approximately $2,820, which is above the national median of $2,400, making property tax appeals particularly valuable for homeowners seeking to reduce their tax burden. Jacksonville's rapid population growth and urban development have pushed assessed values higher, particularly in revitalized downtown and beach communities, increasing the likelihood of overassessments that can be successfully appealed.

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

Median Home

$235,500

Tax Rate

1.14%

Annual Tax

$2,820

On the typical Duval County home, valued near $235,500 at the county’s effective tax rate of 1.14%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.

2026 Appeal Deadline: 25 days from the mailing date of the TRIM notice (typically early to mid-September)

TRIM notices mail in mid-to-late August, and you will have 25 days from your notice's mailing date to petition the VAB. Order now and your evidence is ready the day your TRIM notice lands.

Florida law sets the appeal deadline at exactly 25 days from the mailing date of the Truth in Millage (TRIM) notice, not the date you receive it. TRIM notices are typically mailed around August 15 each year, making the deadline approximately September 9. The exact deadline is printed on your TRIM notice. The VAB does not accept postmarked petitions as timely, the petition and filing fee must be physically received by the deadline. No extensions are granted.

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How Duval County Assesses Property

100%of market value

Assessed by: Duval County Property Appraiser

Assessment cycle: annual

Notices typically mailed: Mid-August (TRIM notices typically mailed around August 15)

In Duval County, properties are assessed at 100% of their just (market) value as of January 1 each year. Florida law requires the Property Appraiser's Office to inspect all property in the county at least once every five years. 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 before any exemptions. With the standard $50,000 homestead exemption, your taxable value would be $185,500, resulting in approximately $2,685 in annual taxes at the county's effective rate of 1.14%. However, the Save Our Homes cap limits annual assessed value increases to 3% or CPI (whichever is lower) for homesteaded properties, which can create a significant difference between market value and assessed value over time.

The Appeal Process

Appeals are heard by the Value Adjustment Board (VAB). After filing, you'll receive a hearing notice with the date, time, and location. Most hearings are conducted by special magistrates who review evidence and make recommendations to the VAB. Hearings are informal but quasi-judicial, lasting 5-15 minutes. The VAB must issue final decisions within 20 calendar days of the last hearing day.

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Step 1: Review your TRIM notice received in mid-August and identify the appeal deadline (25 days from mailing date, typically around September 9). Check your property's assessed value, market value, and exemptions for accuracy.

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Step 2: Contact the Property Appraiser's Office at (904) 255-5900 to request an informal review of your assessment. Many disputes are resolved at this stage without a formal hearing, and this does not change your filing deadline.

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Step 3: Gather evidence to support your appeal, including comparable sales from the past 6-12 months, photographs showing property condition, repair estimates for needed work, independent appraisals, and your property record card showing square footage and features.

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Step 4: Obtain and complete Form DR-486 from the VAB Office, Property Appraiser's Office, Florida Department of Revenue website, or download it online. Include detailed reasons for your appeal and attach supporting documentation.

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Step 5: File your petition with the VAB Clerk along with the filing fee of up to $15 per parcel (cash, check, or money order payable to 'Duval County Tax Collector'). File online at vab.coj.net, in person, or by mail ensuring it's received by the deadline.

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Step 6: Initiate evidence exchange with the Property Appraiser as required. You must provide your evidence to the Property Appraiser before the hearing to use it at the hearing.

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Step 7: Attend your scheduled hearing before a special magistrate or the Value Adjustment Board. Present your evidence clearly and professionally. You typically have 5-15 minutes to make your case.

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Step 8: If your appeal is denied and you remain unsatisfied, you can appeal to circuit court within 60 days of the VAB's final decision, or file a new appeal for the following tax year.

Required form: Form DR-486 (Petition to Value Adjustment Board - Request for Hearing)

Filing Methods

online:Online filing available through the Axia online filing system at vab.coj.net (credit card payment accepted for online filings only)
in-person:VAB Office at City Hall, Suite 305, 117 W. Duval Street, Jacksonville, FL 32202, or Property Appraiser's Office at 231 E. Forsyth Street, Suite 260, Jacksonville, FL 32202
mail:Clerk of the Value Adjustment Board, 117 West Duval Street, Suite #305, Jacksonville, FL 32202 (must be received by deadline, not postmarked)

Evidence to Bring

Comparable sales data from the past 6-12 months showing similar properties sold for lessPhotographs documenting property condition, defects, or needed repairsIndependent appraisals or broker price opinionsRepair estimates for major issues affecting valueProperty record card showing square footage and features (available from Property Appraiser's website)

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://vab.coj.net/Axia2021/

Hours: Monday through Friday, 7:30 AM to 5:30 PM

Tax Exemptions in Duval County

Homestead Exemption

Up to $50,000 ($25,000 applies to all taxes including school taxes; additional $25,000 for homes valued above $75,000 applies to non-school taxes only)

Reduces the assessed value of your primary residence and provides Save Our Homes cap limiting annual assessed value increases to 3% or CPI (whichever is lower).

Eligibility: Must own and occupy the property as your primary residence as of January 1. Only one homestead exemption allowed per person or household. Must be a Florida resident.Deadline: March 1 for the current tax year (late filing permitted through 25 days after TRIM notice mailing in September)

Senior Exemption (Additional Homestead)

Varies based on income level and county ordinance; can provide additional assessed value reduction beyond the standard homestead exemption

Additional exemption for seniors 65 and older with qualifying income, providing further reduction in assessed value.

Eligibility: Must be 65 years or older, own and occupy property as primary residence, and meet household income limitations set by Florida law.Deadline: March 1

Disabled Veteran Exemption ($5,000)

$5,000 off assessed property value

Exemption for wartime veterans with at least 10% service-connected disability rating.

Eligibility: Must be an honorably discharged ex-service member, permanent Florida resident, with at least 10% disability from wartime service or misfortune. Certificate from U.S. Department of Veterans Affairs required.Deadline: March 1 (late applications accepted through 25 days after TRIM notice mailing)

Total and Permanent Disability Veteran Exemption

100% exemption on assessed value (complete elimination of property taxes on homestead)

Complete property tax exemption for veterans with 100% service-connected permanent and total disability or wheelchair-confined veterans with VA specially adapted housing grants.

Eligibility: Honorably discharged veteran with service-connected total and permanent disability rating from VA, or wheelchair-confined with VA grant for specially adapted housing. Property must be owned and used as homestead.Deadline: March 1

Portability (Save Our Homes Transfer)

Transfer of accumulated assessment difference (up to $500,000) from previous homestead to new homestead

Allows homeowners to transfer up to $500,000 of their accumulated Save Our Homes benefit when moving to a new Florida homestead.

Eligibility: Must have had homestead exemption on previous Florida property and establish new Florida homestead. Must apply within 3 tax years of abandoning prior homestead.Deadline: March 1 for the current tax year

Duval County Appeal Packet · $49

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Duval County for 2026?
The appeal deadline in Duval County is exactly 25 days from the mailing date of your TRIM (Truth in Millage) notice, not the date you receive it. TRIM notices are typically mailed around August 15 each year, making the 2026 deadline approximately September 9, though the exact date is printed on your notice. This is a firm deadline set by Florida law with no extensions or exceptions. The VAB does not accept postmarked petitions as timely, your petition and filing fee must be physically received by the deadline. Missing this deadline means you cannot appeal your assessment for that tax year.
How do I file a property tax appeal in Duval County online?
Duval County offers online filing through the Axia online filing system at vab.coj.net, but you must first download and complete Form DR-486 (Petition to Value Adjustment Board) from the Florida Department of Revenue website or obtain it from the VAB or Property Appraiser's Office. After completing the form with your property information, reasons for appeal, and attaching supporting evidence like comparable sales and photos, you can submit it through the Axia portal and pay the filing fee (up to $15 per parcel) by credit card. Alternatively, you can file in person at the VAB Office (117 W. Duval Street, Suite 305) or the Property Appraiser's Office (231 E. Forsyth Street, Suite 260), or mail it to the Clerk of the Value Adjustment Board at 117 West Duval Street, Suite 305, Jacksonville, FL 32202.
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 to $685 per year based on the county's 1.14% to 1.23% effective tax rate. The exemption is structured as $25,000 off assessed value for all property taxes including school taxes, plus an additional $25,000 (for homes valued above $75,000) that applies only to non-school taxes. Beyond the dollar savings, the homestead exemption also activates Florida's Save Our Homes protection, which caps annual assessed value increases at 3% or the Consumer Price Index (whichever is lower), providing long-term protection against rapidly rising property taxes. You must own and occupy the property as your primary residence as of January 1 and apply by March 1 to receive the exemption for that tax year.
What happens at a Value Adjustment Board hearing in Duval County?
After filing your appeal, you'll receive a hearing notice with the date, time, and location of your hearing, which is typically conducted by a special magistrate rather than the full Value Adjustment Board. The hearing is informal but quasi-judicial, lasting approximately 5 to 15 minutes, during which you present your evidence supporting a lower property value, such as comparable sales, photographs, appraisals, or repair estimates. The Property Appraiser will also present their evidence supporting the current assessment. You should organize your evidence clearly, practice your key points, and be prepared to answer questions about your property's value and condition. The special magistrate will make a recommendation to the VAB, which must issue a final decision within 20 calendar days of the last hearing day. If you disagree with the decision, you can appeal to circuit court within 60 days.
How much can I save by appealing my property taxes in Duval County?
The savings from a successful property tax appeal in Duval County depend on how much your assessment is reduced. With an effective tax rate of 1.14% to 1.23%, every $10,000 reduction in assessed value saves you approximately $114 to $123 per year. For example, if you successfully reduce your assessment from $300,000 to $275,000 (a $25,000 reduction), you would save approximately $285 to $308 annually, which compounds over the years you own the property. Studies show that about 25% to 30% of homes in America are overassessed, and successful appeals in Florida often achieve reductions of 5% to 15% of assessed value. Given Duval County's higher-than-average tax rates and Jacksonville's rapid development pushing values higher, particularly in revitalized areas, the potential for meaningful savings through appeal is substantial for many homeowners.
What evidence do I need for a Duval County property tax appeal?
The most effective evidence for a Duval County property tax appeal includes recent comparable sales data showing similar properties in your neighborhood that sold for less than your assessed value within the past 6 to 12 months. You should also gather photographs documenting your property's condition, any defects, needed repairs, or features that negatively impact value compared to the comparable properties. Additional strong evidence includes independent appraisals or broker price opinions, repair estimates for major issues like roof damage or foundation problems, and your property record card from the Property Appraiser's website showing the square footage and features used in the assessment (which may contain errors). You must initiate evidence exchange with the Property Appraiser before your hearing, as Florida rules require you to provide your evidence to them in advance to use it at the hearing. Organize your evidence professionally with clear labels and summaries showing why your property is worth less than the assessed value.
Can I appeal my Duval County property taxes if I have a homestead exemption?
Yes, you can absolutely appeal your property tax assessment in Duval County even if you have a homestead exemption, the two are completely separate processes. The homestead exemption reduces your taxable assessed value by up to $50,000 and provides Save Our Homes protection, while a property tax appeal challenges the underlying market value or assessed value that the county has placed on your property. If you believe your property is assessed higher than its true market value, you should file an appeal within 25 days of receiving your TRIM notice in August, regardless of whether you have a homestead exemption. In fact, homestead properties can particularly benefit from appeals because any reduction in assessed value is magnified by the exemption and locked in through Save Our Homes caps. Your appeal filing fee is up to $15 per parcel, and you can file online at vab.coj.net or in person at the VAB Office.
What is the difference between the Property Appraiser and the Value Adjustment Board in Duval County?
The Duval County Property Appraiser is responsible for determining the market value and assessed value of all properties in the county each year as of January 1, maintaining property records, and administering exemptions like homestead. The Value Adjustment Board (VAB) is an independent quasi-judicial body that hears appeals when property owners disagree with the Property Appraiser's assessments, exemption denials, or classifications. The VAB consists of five members: two Jacksonville City Council members, one Duval County School Board member, and two citizen members. You can contact the Property Appraiser at (904) 255-5900 for informal reviews and questions about your assessment, but if you want a formal hearing to challenge your assessment, you must file Form DR-486 with the VAB Clerk within 25 days of your TRIM notice mailing. The VAB provides an independent forum to resolve disputes between property owners and the Property Appraiser.

Official Resources

Duval County Property Appraiser Official Website →

Access property search, exemption applications, assessment information, and property records for Duval County.

Duval County Value Adjustment Board (VAB) →

Information on filing property tax appeals, VAB forms, filing fees, hearing procedures, and contact information.

Florida Department of Revenue - Property Tax Forms →

Download Form DR-486 and other official appeal forms, access state property tax guides, and find county-specific information.

Duval County Homestead Exemption Online Application →

File for homestead exemption and other personal exemptions online for Duval County properties.

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.jacksonville.gov/departments/property-appraiser | https://www.jacksonville.gov/departments/regulatory-boards-and-commissions/value-adjustment-board | https://floridarevenue.com/property/Pages/VAB.aspx | https://www.ownwell.com/trends/florida/duval-county | https://www.propertyexemption.com/property-tax/jacksonville-property-tax/ | https://www.appealdesk.com/appeals/florida/duval

Last verified: 2026-07-24