AppealDesk

St Johns County Property Tax Appeal — Florida

Rob HartleyRob Hartley·Updated February 28, 2026

St. Johns County is located in northeastern Florida with St. Augustine as the county seat, the nation's oldest city. Major population centers include St. Augustine, St. Augustine Beach, Ponte Vedra, and the unincorporated communities of Fruit Cove and Nocatee. With a 2026 estimated population of approximately 361,764, St. Johns County is one of Florida's fastest-growing counties. The county's median home value of $360,570 is significantly higher than Florida's state median of $182,400, and the effective property tax rate of 1.13% exceeds the national median of 1.02%, resulting in higher-than-average tax bills for many homeowners.

Notable cities: St. Augustine, St. Augustine Beach, Ponte Vedra, Fruit Cove, Nocatee

Median Home

$360,570

Tax Rate

1.13%

Annual Tax

$4,070

Population

361,764

2026 Appeal Deadline: 25 days from the mailing of the TRIM notice (typically mailed around August 11, 2026, making the deadline approximately September 5, 2026)

Property owners have 25 days from the date of the Truth in Millage (TRIM) notice mailing to file a petition with the Value Adjustment Board. For 2026, the TRIM notice will be mailed on or about August 11, 2026. The exact deadline is printed on the TRIM notice. Petitions for exemption denials must be filed within 30 days of the denial notice.

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

How St Johns County Assesses Property

100%of market value

Assessed by: St. Johns County Property Appraiser

Assessment cycle: annual

Notices typically mailed: mid-April (assessment notices) and mid-August (TRIM notices)

In St. Johns County, Florida law requires properties to be assessed at 100% of market value. This means if your home's market value is $360,570 (the county median), your assessed value would be $360,570 at the 100% assessment ratio. However, with the homestead exemption of $51,411, your taxable value would be reduced to approximately $309,159, resulting in approximately $3,493 in annual taxes at the county's effective rate of 1.13%. Properties are reassessed annually as of January 1, with homesteaded properties benefiting from the Save Our Homes cap that limits annual increases to 3%.

The Appeal Process

Appeals are heard by the Value Adjustment Board (VAB). The special magistrate will determine if the Property Appraiser's assessment complies with applicable law and professionally accepted appraisal practices, and whether the market value exceeds just value based on evidence you provide. The VAB operates independently from the Property Appraiser and includes two county commissioners, one school board member, and two citizen members.

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Step 1: Request an informal conference with the St. Johns County Property Appraiser's Office within 25 days of receiving your TRIM notice by calling (904) 827-5500 or visiting www.sjcpa.gov. Many assessment disputes are resolved at this stage without filing a formal appeal.

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Step 2: If the informal review doesn't resolve your concerns, file a formal petition with the Value Adjustment Board (VAB) using Form DR-486 within 25 days of the TRIM notice mailing date (the deadline is printed on your notice). A small non-refundable filing fee is required.

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Step 3: Submit your evidence to the Property Appraiser's Office no later than 15 days before your scheduled hearing date. Evidence should include comparable sales data, photographs of property condition, repair estimates, and any professional appraisals supporting your claimed value.

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Step 4: Attend your VAB hearing before a special magistrate, who will review evidence from both you and the Property Appraiser. You'll be notified of your hearing date, time, and location at least 25 days in advance. Telephonic hearings may be requested in writing at least 10 calendar days before the hearing.

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Step 5: The special magistrate will make a recommendation to the Value Adjustment Board, which will issue a final decision. If you disagree with the VAB's decision, you may appeal to the circuit court or pursue administrative remedies through the Florida Department of Revenue.

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Step 6: If the VAB denies your appeal or you remain unsatisfied, you can file an appeal with the Circuit Court in St. Johns County for judicial review of the decision.

Required form: Form DR-486 (Petition to the VAB - Request for Hearing) or DR-486PORT (for portability transfer appeals)

Filing Methods

online:File through the St. Johns County Clerk's online VAB portal at stjohnsclerk.com/vab (available from mid-August through the deadline, typically until 11:59 PM on the deadline date)
mail:Mail to: Minutes and Records Department, St. Johns County Administration Building, 500 San Sebastian View, St. Augustine, FL 32084
in-person:Submit in person at Richard O. Watson Judicial Center, 4010 Lewis Speedway, St. Augustine, FL 32084 (must be received by 5:00 PM on deadline)
email:Contact VAB clerk at sjcvab@stjohnsclerk.com for questions or petition withdrawals

Evidence to Bring

Recent comparable sales of similar properties in your areaPhotographs showing property condition or defectsProfessional appraisal reportsRepair estimates for needed workDocumentation of property characteristics (square footage, condition, features)Previous assessment notices

St Johns County Assessor Contact

St. Johns County Property Appraiser

Phone: (904) 827-5500

Address: 4030 Lewis Speedway, Suite 203, St. Augustine, FL 32084

Website: https://www.sjcpa.gov

Online Portal: https://stjohnsclerk.com/vab/

Hours: Monday through Friday, 8:30 AM to 5:00 PM

Tax Exemptions in St Johns County

Homestead Exemption

$51,411 for 2026 (adjusted annually for inflation)

Reduces the taxable value of a primary residence for Florida homeowners

Eligibility: Must own and occupy the property as your primary residence on January 1, be a permanent Florida resident, and neither you nor your spouse may receive a residency-required exemption in any other stateDeadline: March 2, 2026 (March 1 unless it falls on a weekend)

Additional Homestead Exemption (Senior with Limited Income)

Up to $50,000 additional exemption

Additional exemption for seniors age 65 or older with limited household income

Eligibility: Must be 65 years or older on January 1 with household adjusted gross income below the statutory limit (contact Property Appraiser for current income threshold)Deadline: March 2, 2026

Disabled Veteran Exemption

$5,000 for veterans with at least 10% service-connected disability; total exemption for 100% permanent and total disability

Exemption for honorably discharged veterans with service-connected disabilities

Eligibility: Must be an honorably discharged Florida resident veteran with VA-certified service-connected disability of at least 10%. For total exemption, must have 100% permanent and total service-connected disability.Deadline: March 2, 2026

Combat-Disabled Veteran Tax Discount (Age 65+)

Percentage discount equal to the veteran's service-connected disability percentage

Property tax discount for veterans age 65+ with combat-related disabilities

Eligibility: Must be age 65 or older with honorable discharge and combat-related permanent service-connected disabilityDeadline: March 2, 2026

Disability Exemption

$500 exemption

Exemption for totally and permanently disabled persons

Eligibility: Must provide physician certification of total and permanent disability or proof of SSDIDeadline: March 2, 2026

Deployed Service Member Exemption

Prorated based on percentage of year deployed

Exemption for military members deployed outside continental US in support of designated operations

Eligibility: Must be deployed during the preceding calendar year on active duty outside continental US, Alaska, or Hawaii in support of legislature-designated operationsDeadline: June 1 (must apply annually)

Official Resources

St. Johns County Property Appraiser Official Website →

Access property records, file for exemptions, estimate taxes, and find forms and important dates for St. Johns County property owners.

St. Johns County Value Adjustment Board (VAB) Portal →

File your property tax appeal petition online, view forms, check deadlines, and access VAB hearing information and procedures.

Florida Department of Revenue - Property Tax Overview →

Official state resource for property tax laws, exemptions, forms, and guidance on Florida's property tax system and appeal rights.

St. Johns County Property Search (qPublic) →

Search and view property records, tax assessments, ownership information, sales history, and GIS maps for any property in St. Johns County.

Check Your St Johns County Assessment

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Frequently Asked Questions

What is the deadline to appeal my property taxes in St. Johns County for 2026?
The deadline to file a property tax appeal in St. Johns County is 25 days from the mailing date of your Truth in Millage (TRIM) notice. For 2026, the TRIM notice will be mailed on or about August 11, 2026, which means the appeal deadline will be approximately September 5, 2026. The exact deadline date is printed on your TRIM notice. You can file online until 11:59 PM on the deadline date, but in-person petitions must be submitted by 5:00 PM. Late filings may be accepted with a written statement of good cause.
How do I file a property tax appeal online in St. Johns County?
To file a property tax appeal online in St. Johns County, visit the St. Johns County Clerk's VAB portal at stjohnsclerk.com/vab. The online portal typically opens in mid-August when TRIM notices are mailed and remains open through the filing deadline. You'll need to complete Form DR-486 (Petition to the VAB - Request for Hearing) and pay a small non-refundable filing fee. The online system allows you to file until 11:59 PM on the deadline date, giving you more flexibility than in-person filing. Make sure you have your property information, assessment details from your TRIM notice, and supporting evidence ready before starting your petition.
What is the homestead exemption worth in St. Johns County for 2026?
For the 2026 tax year, the homestead exemption in St. Johns County is worth $51,411, which is adjusted annually for inflation. The first $25,000 applies to all property taxes including school taxes, and the remaining $26,411 applies to the assessed value between $50,000 and $75,000 for non-school taxes. This exemption can save homeowners over $500 annually depending on local millage rates. Additionally, homesteaded properties benefit from the Save Our Homes cap, which limits annual assessment increases to 3%, and portability benefits that allow you to transfer up to $500,000 of accumulated tax savings to a new Florida homestead within three years of selling your previous home.
What happens at a Value Adjustment Board hearing in St. Johns County?
At a Value Adjustment Board (VAB) hearing in St. Johns County, a special magistrate experienced in property appraisal will review evidence from both you and the Property Appraiser to determine if your assessment is accurate. You'll be notified of your hearing date at least 25 days in advance and must submit your evidence to the Property Appraiser no later than 15 days before the hearing. During the hearing, the magistrate will evaluate whether the Property Appraiser's assessment complies with Florida law and whether the market value exceeds just value based on your evidence. The special magistrate makes a recommendation to the five-member VAB, which includes two county commissioners, one school board member, and two citizens. The VAB then issues a final decision that you'll receive by mail.
How much can I save by appealing my property taxes in St. Johns County?
The amount you can save by appealing your property taxes in St. Johns County depends on how much your assessment is reduced. With an effective tax rate of 1.13%, every $10,000 reduction in your assessed value saves you approximately $113 annually. For example, if you successfully reduce your assessment from $400,000 to $360,000, you'd save about $452 per year. National statistics show that about 25% of homes are overassessed by an average of $1,346 in excess taxes annually. Given St. Johns County's median home value of $360,570 and higher-than-average tax rates, successful appeals in this county can result in significant savings, especially when compounded over multiple years of home ownership.
What evidence do I need for a St. Johns County property tax appeal?
For a successful property tax appeal in St. Johns County, you need compelling evidence that your property's market value is lower than the assessed value. The most effective evidence includes recent comparable sales of similar properties in your neighborhood (ideally sales from the past 6-12 months), photographs documenting property condition issues or needed repairs, professional appraisal reports showing a lower value, and written estimates for necessary repairs or corrections. You must submit all evidence to the Property Appraiser's Office at least 15 days before your hearing date per new evidence exchange procedures effective September 1, 2025. Additional helpful evidence includes documentation of property characteristics, previous assessment notices showing value trends, and any relevant market data demonstrating declining property values in your area.
Should I request an informal conference before filing a VAB petition in St. Johns County?
Yes, you should absolutely request an informal conference with the St. Johns County Property Appraiser's Office before filing a formal VAB petition. Many assessment disputes are resolved quickly during informal reviews without the need for a formal hearing. You can contact the Property Appraiser at (904) 827-5500 within 25 days of receiving your TRIM notice to discuss your concerns and provide supporting evidence. The informal conference allows appraisal staff to verify that property characteristics are accurate, confirm that eligible exemptions have been applied, and review your comparable sales or other evidence. This process is faster, less formal, and often resolves issues without the filing fee and time commitment required for a VAB hearing. Only if the informal review doesn't resolve your concerns should you proceed with filing a formal petition.
Can I still apply for homestead exemption in St. Johns County if I missed the March deadline?
While the regular deadline for homestead exemption in St. Johns County is March 2, 2026, you may still file a late application through early September (approximately 25 days following the August mailing of the TRIM notices). Late applications require an explanation for filing late and are submitted to the Property Appraiser's Office for consideration. However, it's important to note that late-filed exemptions may not be approved for the current tax year, and you'll have better success filing by the March deadline. Once you've been granted homestead exemption, you don't need to reapply annually unless there's been a change in marital status, property ownership, or title. You can apply online at www.sjcpa.gov/exemptions or visit the Property Appraiser's office in person at 4030 Lewis Speedway during business hours.

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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Sources: https://www.sjcpa.gov/2026dates/ | https://stjohnsclerk.com/vab/ | https://www.ownwell.com/trends/florida/st.-johns-county | https://www.sjcpa.gov/homesteadportability/ | https://en.wikipedia.org/wiki/St._Johns_County,_Florida | https://floridavets.org/benefits-services/housing/ | https://www.sjcpa.gov/otherexemptions/

Last verified: 2026-02-28