Santa Rosa County Property Tax Appeal — Florida

Rob Hartley·Updated February 28, 2026

Santa Rosa County is located in northwest Florida with Milton as the county seat. As of 2020, the county had approximately 188,000 residents, with major population centers including Navarre (approximately 45,000 residents), Pace, Gulf Breeze, and Milton. The county's median annual property tax bill of $1,730 is $670 lower than the national median of $2,400, and its effective tax rate of 0.80% is significantly below the national median of 1.02%. Property tax appeals are particularly important in Santa Rosa County as it has experienced rapid growth in recent years, and assessment challenges can result in substantial savings for homeowners who believe their property is overvalued.

Notable cities: Milton, Navarre, Pace, Gulf Breeze

Median Home

$224,182

Tax Rate

0.80%

Annual Tax

$1,730

Population

188,000

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

Property owners have 25 days from the date the TRIM (Truth in Millage) notice is mailed, typically in August, to file a petition with the Value Adjustment Board. The exact deadline date is printed on your TRIM notice. This deadline is strict and cannot be extended except for good cause. Petitions must be received by the Clerk of Court's office by the deadline; postmarks are not accepted.

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

How Santa Rosa County Assesses Property

100%of market value

Assessed by: Santa Rosa County Property Appraiser

Assessment cycle: annual

Notices typically mailed: Spring (mid-April)

In Florida, properties are assessed at 100% of market value as of January 1 each year. Santa Rosa County uses the same appraisal techniques normally used by independent fee appraisers, including the cost approach, sales comparison approach, and income approach. For example, if your home's market value is $224,000 (the county median), at Florida's 100% assessment ratio your assessed value would be $224,000, resulting in approximately $1,792 in annual taxes at the county's effective rate of 0.80%. However, homestead exemptions can reduce the taxable value by up to $51,411, and the Save Our Homes cap limits annual assessment increases to 3% or CPI (2.7% for 2026), whichever is less.

The Appeal Process

Appeals are heard by the Value Adjustment Board (VAB). Hearings are conducted by Special Magistrates (qualified appraisers or attorneys) appointed by the VAB. The hearing is informal but follows legal procedures. Both you and the Property Appraiser will present evidence. The Special Magistrate makes a recommendation to the VAB, which then issues a final decision. You must pay at least 75% of your property taxes by the delinquency date (typically March 31) to preserve your appeal rights.

Step 1: Review your TRIM notice when it arrives in August. Check your property's assessed value, exemptions applied, and compare to similar properties in your area.

Step 2: Optional - Request an informal conference with the Santa Rosa County Property Appraiser's office at (850) 983-1880 to discuss your assessment. This does not extend your filing deadline.

Step 3: Gather supporting evidence including recent comparable sales (within 6-12 months), photographs of your property showing condition or defects, repair estimates for any damage, and an independent appraisal if available.

Step 4: Complete VAB Petition Form DR-486 and file it with the Santa Rosa County Clerk of Court within 25 days of the TRIM notice mailing date. Include the $15 filing fee (waived for properties under $100,000 or denied homestead exemptions).

Step 5: Attend your hearing before a Special Magistrate appointed by the Value Adjustment Board. Present your evidence and testimony. The Property Appraiser's assessment has a presumption of correctness, so you must prove by a preponderance of evidence that it is incorrect.

Step 6: Receive the Special Magistrate's recommendation and the Value Adjustment Board's final decision in writing from the Clerk.

Step 7: If the VAB denies your appeal or you disagree with the decision, you may file an appeal in Circuit Court within 60 days of the VAB's final decision.

Required form: VAB Petition Form DR-486 (available from Florida Department of Revenue, Property Appraiser's office, or Clerk of Court)

Filing Methods

in-person:Santa Rosa County Clerk of Court, 6865 Caroline Street, Milton, FL 32570. Office hours: Monday-Friday 8:00 AM - 4:30 PM

mail:Santa Rosa County Clerk of Court, Attention: Value Adjustment Board, 6865 Caroline Street, P.O. Box 472, Milton, FL 32572

online:Check with the Santa Rosa County Clerk of Court's office or visit santarosaclerk.com for online filing availability

Evidence to Bring

Recent comparable sales data from your neighborhoodPhotographs showing property condition or defectsIndependent appraisal reportRepair estimates for damageDocumentation of property characteristics

Santa Rosa County Assessor Contact

Santa Rosa County Property Appraiser

Phone: (850) 983-1880

Address: 6495 Caroline Street, Milton, FL 32570

Website: https://srcpa.gov/

Online Portal: https://srcpa.gov/

Hours: Monday-Friday, 8:00 AM - 4:30 PM

Tax Exemptions in Santa Rosa County

Homestead Exemption

Up to $51,411 reduction in taxable value

The standard homestead exemption for primary residences provides significant tax savings. The first $25,000 applies to all property taxes including school district taxes, and an additional $25,000 applies to non-school taxes.

Eligibility: Must own and occupy the property as your primary residence as of January 1, be a U.S. citizen, have a Florida driver's license or ID with the property address, and have registered vehicles at the property addressDeadline: March 1, 2026

Additional Homestead Exemption for Seniors (65+)

Up to $50,000 additional reduction (assessed value only, not school taxes)

An additional exemption for seniors age 65 and older with limited household income who have owned and lived in the home for at least 25 years.

Eligibility: Age 65+ as of January 1, household adjusted gross income not exceeding $38,686 (2026 limit), maintained permanent residence for at least 25 years, property market value less than $250,000Deadline: March 1, 2026 for initial filing; June 1, 2026 for income-based renewal

Disabled Veterans Exemption

$5,000 reduction for 10%+ disability; 100% exemption for total and permanent disability

Veterans with service-connected disabilities may receive partial or total exemptions depending on disability rating.

Eligibility: Honorably discharged veteran with service-connected disability certified by the VA. For total exemption: must be totally and permanently disabled or confined to wheelchair due to military serviceDeadline: March 1, 2026

Deployed Military Exemption

Up to 50% discount on property taxes for eligible deployment periods

Active duty service members deployed outside the continental U.S., Alaska, and Hawaii in support of designated military operations receive a discount on their property taxes.

Eligibility: Must have homestead exemption and be deployed for at least 180 days during the previous calendar year in support of Operation Enduring Freedom, Operation Iraqi Freedom, Operation New Dawn, or other designated operationsDeadline: June 1, 2026

Disability Exemption (Wheelchair/Blind)

100% property tax exemption

Total exemption for homestead property owned and used by paraplegics, hemiplegics, quadriplegics, totally and permanently disabled persons requiring wheelchairs, or legally blind persons.

Eligibility: Must meet disability requirements with certification from two licensed Florida doctors or U.S. Department of Veterans Affairs. Gross household income must be below $37,712 (2026 limit)Deadline: March 1, 2026

Official Resources

Santa Rosa County Property Appraiser Official Website →

Search property records, apply for exemptions online, view assessment information, and access property tax forms and resources.

Florida Department of Revenue - Property Tax Information →

Official state resource for property tax laws, VAB petition forms, exemption applications, and taxpayer guides for Florida property owners.

Santa Rosa County Clerk of Court - Value Adjustment Board →

File VAB petitions, view hearing schedules, and access information about the Value Adjustment Board appeal process.

Santa Rosa County Tax Collector →

Pay property taxes online, view tax bills, search real estate records, and get information about payment deadlines and discount periods.

Check Your Santa Rosa County Assessment

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Santa Rosa County for 2026?

You have 25 days from the mailing date of your TRIM (Truth in Millage) notice to file an appeal with the Santa Rosa County Value Adjustment Board. TRIM notices are typically mailed in August each year. The exact deadline will be printed on your TRIM notice. This deadline is strictly enforced, and late petitions are only accepted for good cause shown. Missing the deadline means you must accept the assessed value for that tax year, so it's critical to act promptly when you receive your notice.

How do I file a property tax appeal in Santa Rosa County?

To file an appeal, complete the VAB Petition Form DR-486, which is available from the Florida Department of Revenue website, the Santa Rosa County Property Appraiser's office at srcpa.gov, or the Clerk of Court. Submit the completed form along with a $15 filing fee to the Santa Rosa County Clerk of Court at 6865 Caroline Street, Milton, FL 32570. The filing fee is waived if your property value is under $100,000 or if you're appealing a denied homestead exemption. You can file in person during business hours (Monday-Friday, 8 AM-4:30 PM), by mail, or check if online filing is available through santarosaclerk.com.

What is the homestead exemption worth in Santa Rosa County?

The homestead exemption in Santa Rosa County can reduce your taxable value by up to $51,411, resulting in substantial annual tax savings. The first $25,000 of the exemption applies to all property taxes including school district taxes, while an additional $25,000 applies only to non-school taxes. For a property with Santa Rosa County's median home value of $224,000, the homestead exemption could save approximately $600-650 per year in property taxes. To qualify, you must own and occupy the property as your primary residence as of January 1, be a U.S. citizen, and have proper Florida identification showing the property address. Applications must be filed by March 1.

What happens at a Value Adjustment Board hearing in Santa Rosa County?

Your hearing will be conducted by a Special Magistrate, who is an independent qualified appraiser or attorney appointed by the Value Adjustment Board. The hearing is less formal than court but follows legal procedures. You'll present your evidence first, including comparable sales, photographs, appraisals, or other documentation supporting your claim that the property is overvalued. The Property Appraiser's representative will then present their evidence defending the assessment. The Property Appraiser's assessment has a presumption of correctness, so you must prove by a preponderance of evidence that it's incorrect. After hearing both sides, the Special Magistrate makes a recommendation to the VAB, which then issues a final written decision.

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

Savings from a successful property tax appeal vary based on how much your assessment is reduced. With Santa Rosa County's effective tax rate of 0.80%, every $10,000 reduction in assessed value saves approximately $80 per year in property taxes. For example, if you successfully appeal a $250,000 assessment down to $225,000, you would save about $200 annually. Statistics show that approximately 25% of homes nationwide are over-assessed. While specific success rates for Santa Rosa County aren't published, property owners who present strong evidence of comparable sales, property defects, or appraisal errors can achieve significant reductions. The median homeowner in Santa Rosa County pays $1,730 annually in property taxes.

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

The strongest evidence includes recent comparable sales of similar properties in your neighborhood that sold for less than your assessed value within the past 6-12 months before January 1 of the assessment year. You should also gather photographs showing any property condition issues, damage, or functional obsolescence; recent repair estimates documenting needed work; an independent appraisal if you have one; and documentation of property characteristics like square footage, bedrooms, and bathrooms to verify accuracy. The Santa Rosa County Property Appraiser uses sales comparison, cost, and income approaches to value property, so evidence challenging their methodology or showing comparable properties assessed lower can be effective. Submit your evidence at least 15 days before your hearing.

Can I appeal my Santa Rosa County property taxes if I disagree with my homestead exemption denial?

Yes, you can appeal a denied homestead exemption to the Santa Rosa County Value Adjustment Board. You must file a petition with the Clerk of Court within 30 days of the mailing date of the denial notice from the Property Appraiser. There is no filing fee for appealing a denied homestead exemption that was timely filed. Common reasons for denial include not establishing the property as your primary residence, lacking proper Florida identification, or having vehicles registered at a different address. Gather evidence proving residency such as your Florida driver's license, vehicle registration, voter registration, utility bills, and documentation that you occupy the property as your permanent home. A successful appeal can save you $600 or more annually.

What is the Save Our Homes cap and how does it affect my Santa Rosa County property taxes?

The Save Our Homes (SOH) cap is a Florida constitutional protection that limits annual increases in your homestead property's assessed value to 3% or the Consumer Price Index, whichever is less. For 2026, the SOH cap is 2.7%. This means even if your home's market value increases by 10%, your assessed value for tax purposes can only increase by 2.7% if you have homestead exemption. This protection creates a significant difference between market value and assessed value for long-term homeowners. For example, if your assessed value was $200,000 in 2025, it can only increase to $205,400 in 2026 regardless of market conditions. The SOH benefit only applies to homestead properties and resets if ownership changes. You can also port accumulated SOH benefits when moving to a new Florida homestead.

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://srcpa.gov/ | https://santarosaclerk.com/ | https://www.ownwell.com/trends/florida/santa-rosa-county | https://floridarevenue.com/property/Pages/VAB.aspx | https://srctc.com/

Last verified: 2026-02-28