AppealDesk

St. Johns County Property Tax Appeal, Florida

Travis BunnTravis Bunn·Updated July 24, 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 359,322, 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

359,322

On the typical St. Johns County home, valued near $360,570 at the county’s effective tax rate of 1.13%, 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 of the TRIM notice (typically mailed on or about August 11, 2026, making the deadline approximately September 5, 2026)

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.

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.

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How St. Johns County Assesses Property

100%of market value

Assessed by: St. Johns County Property Appraiser

Assessment cycle: annual

Notices typically mailed: August (TRIM notice mailed on or about August 11)

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%.

The Appeal Process

Appeals are heard by the Value Adjustment Board (VAB). The VAB hearing is conducted before a special magistrate who will review evidence from both you and the Property Appraiser. Hearings can be conducted in person or telephonically (telephonic requests must be made in writing at least 10 calendar days before the hearing date).

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Step 1: Review your TRIM notice received in August showing your property's assessed and market values. Verify that all property characteristics (square footage, land use, ownership) are accurate and that eligible exemptions have been properly applied.

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Step 2: Contact the St. Johns County Property Appraiser's Office at (904) 827-5500 to request an informal review of your assessment. Discuss your concerns directly with appraisal staff. This informal conference often resolves discrepancies without needing to file a formal appeal.

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Step 3: If the informal review does not resolve your concerns, file a formal petition with the Value Adjustment Board (VAB) within 25 days of the TRIM notice mailing. Complete Form DR-486 and file online at stjohnsclerk.com/vab, by mail, or in person. The filing fee is typically $15.

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Step 4: Gather evidence to support your appeal including comparable sales data for similar properties, recent independent appraisal, photographs showing property condition issues, repair estimates, and any documentation of errors in the property record. Attend your scheduled VAB hearing (you will be notified at least 25 days before your hearing date).

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Step 5: Present your case to the special magistrate at the VAB hearing. The special magistrate will determine if the Property Appraiser's assessment complies with applicable law and professionally accepted appraisal practices, and will make a recommendation to the Value Adjustment Board, which will issue a final decision.

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Step 6: If you disagree with the VAB's decision, you may appeal to the Circuit Court in St. Johns County for judicial review of the decision, or pursue administrative remedies through the Florida Department of Revenue.

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 August 17, 2026 through September 11, 2026, 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:Deliver to St. Johns County Clerk of Courts, 500 San Sebastian View, St. Augustine, FL 32084
phone:Call (904) 819-3600 for petition filing assistance

Evidence to Bring

Comparable sales data for similar propertiesRecent independent appraisalPhotographs showing property condition issuesRepair estimates for property damage or defectsDocumentation of errors in the property record (incorrect square footage, etc.)

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 a.m. to 5:00 p.m.

Tax Exemptions in St. Johns County

Homestead Exemption

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

Reduces the taxable value of a Florida homeowner's permanent residence. The first $25,000 is applied to all property taxes, including school taxes. The second $26,411 is applied to the assessed value between $50,000 and $75,000, not including school taxes.

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 state.Deadline: March 2, 2026 (March 1 unless it falls on a weekend)

Senior Exemption (Limited Income)

Up to $50,000

Additional exemption for seniors 65 years or older on January 1 who have 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; percentage exemption for senior combat-disabled veterans 65+; 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. For $5,000 exemption: at least 10% disability. For senior combat exemption: 65+ with combat-related disability (exemption equals disability percentage). For total exemption: 100% permanent and total service-connected disability.Deadline: March 2, 2026

Widow/Widower of Veteran

$5,000 for surviving spouse of disabled veteran; total exemption for surviving spouse of veteran who died on active duty

Exemption for unremarried surviving spouses of disabled veterans or those who died on active duty.

Eligibility: Must be unremarried surviving spouse of qualifying veteran.Deadline: March 2, 2026

Portability (Save Our Homes Benefit Transfer)

Variable, up to $500,000 maximum transfer

Allows homeowners to transfer accumulated Save Our Homes benefit from their previous homestead to a new Florida homestead, up to a $500,000 maximum.

Eligibility: Must establish the new homestead within three tax years after abandoning the prior homestead. Must file both DR-501 (homestead) and DR-501T (portability) forms.Deadline: March 2, 2026

St. Johns County Appeal Packet · $49

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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 TRIM (Truth in Millage) notice. For 2026, the TRIM notice will be mailed on or about August 11, 2026, making the deadline approximately September 5, 2026. However, the exact deadline date is printed on your TRIM notice, so check your notice carefully. The Value Adjustment Board will begin accepting online petitions on August 17, 2026, and petitions can be filed online through September 11, 2026. If you're appealing a denied exemption, you have 30 days from the date of the denial notice.
How do I file a property tax appeal in St. Johns County online?
To file your property tax appeal online in St. Johns County, visit the St. Johns County Clerk's VAB portal at stjohnsclerk.com/vab starting August 17, 2026. You'll need to complete Form DR-486 (Petition to the VAB - Request for Hearing) electronically through the portal. The online portal accepts petitions through September 11, 2026, typically until 11:59 PM on the deadline date. You'll need information about your property including the parcel number, assessed value, and the value you believe is correct. The filing fee is typically $15, which can be paid online.
What is the homestead exemption worth in St. Johns County for 2026?
The homestead exemption in St. Johns County for 2026 is worth $51,411, adjusted annually for inflation under Constitutional Amendment 5. This exemption is applied in two parts: the first $25,000 is applied to all property taxes including school taxes, and the second $26,411 is applied to the assessed value between $50,000 and $75,000, not including school taxes. For most St. Johns County homeowners, this saves between $700 and $1,200 per year on their property tax bill. To receive this benefit, you must own and occupy the property as your primary residence on January 1 and file your application by March 2, 2026.
Should I contact the Property Appraiser before filing a formal appeal in St. Johns County?
Yes, you should absolutely contact the St. Johns County Property Appraiser's Office at (904) 827-5500 before filing a formal VAB petition. Request an informal review or conference to discuss your concerns about your property's assessed value. This informal step often resolves discrepancies without the need for a formal appeal, as appraisal staff can verify that property characteristics are accurate and confirm that eligible exemptions have been properly applied. Many assessment issues such as incorrect square footage, missing exemptions, or outdated property information can be corrected at this stage. Only if the informal review does not resolve your concerns should you proceed with filing a formal petition with the Value Adjustment Board.
What evidence do I need for a successful property tax appeal in St. Johns County?
To build a strong property tax appeal in St. Johns County, you should gather comparable sales data showing similar properties that sold for less than your assessed value, preferably from the past 6-12 months in your neighborhood. Include a recent independent appraisal if you have one, as this provides professional support for your position. Photographs documenting property condition issues, damage, or needed repairs are helpful, along with contractor estimates for any significant repairs. If there are errors in your property record (such as incorrect square footage, wrong number of bedrooms/bathrooms, or outdated features), bring documentation proving the correct information. The special magistrate will weigh this evidence against the Property Appraiser's assessment.
How much can I save by appealing my property taxes in St. Johns County?
The potential savings from a successful property tax appeal in St. Johns County depends on how much your assessed value is reduced. At the county's effective tax rate of 1.13%, every $10,000 reduction in assessed value saves you approximately $113 per year in property taxes. For example, if you successfully reduce your assessed value from $360,570 to $340,000 (a $20,570 reduction), you would save approximately $232 annually. On the typical St. Johns County home valued near $360,570, an over-assessment of even 10% means you could be overpaying by $407 per year. These savings continue year after year until your assessment changes, making a successful appeal valuable over time.
What happens at a Value Adjustment Board hearing in St. Johns County?
At a St. Johns County Value Adjustment Board hearing, your case is heard by a special magistrate who acts as a neutral decision-maker. You will present your evidence explaining why you believe your property's assessed value is too high, including comparable sales, photographs, appraisals, or other documentation. The Property Appraiser's representative will also present their evidence supporting the current assessment. The hearing is relatively informal but follows procedural rules. You'll be notified of your hearing date at least 25 days in advance. Hearings can be conducted in person or telephonically if you request it in writing at least 10 days before the hearing. After both sides present, the special magistrate makes a recommendation to the Value Adjustment Board, which issues the final decision.
Can disabled veterans get property tax exemptions in St. Johns County?
Yes, St. Johns County offers several property tax exemptions for disabled veterans. Veterans with a service-connected disability of 10% or more qualify for a $5,000 exemption. Veterans who are 65 or older with a combat-related disability receive an exemption equal to their disability percentage (for example, a 40% disability rating equals a 40% property tax exemption). Veterans with a 100% permanent and total service-connected disability receive a complete exemption from property taxes on their homestead. Unremarried surviving spouses of disabled veterans or those who died on active duty may also qualify for these exemptions. To apply, you must be honorably discharged and provide your DD-214 and disability letter from the Veterans Administration by March 2, 2026.

Official Resources

St. Johns County Property Appraiser 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.

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.sjcpa.gov/2026dates/ | https://stjohnsclerk.com/vab/ | https://www.appealdesk.com/appeals/florida/st-johns | https://www.sjcpa.gov/homesteadportability/ | https://www.sjcpa.gov/veteranexemptions/ | https://worldpopulationreview.com/us-counties/florida/st-johns-county | https://floridarevenue.com/property/Pages/Home.aspx

Last verified: 2026-07-24