Rate Breakdown

Property taxes in St. Johns County are calculated by multiplying the assessed value (minus exemptions) by the total local millage rate.

How Property Tax Works in St. Johns County

St. Johns County calculates property taxes using a two‑step process: assessment and taxation. First, the County Property Appraiser determines the market value of each parcel on a yearly basis, typically as of January 1. This “assessed value” is the full market value unless a specific exemption reduces it.

Once the assessed value is established, the County Treasurer multiplies it by the combined millage rate (also called the tax rate) to arrive at the annual tax bill. One mill represents one‑tenth of a cent, or $1 of tax per $1,000 of assessed value. For example, if the total millage for a property is 15.37 mills, a home assessed at $250,000 would owe:

$250,000 ÷ 1,000 × 15.37 = $3,842.50

The total millage in St. Johns County is a blend of several entities, including:

• St. Johns County School District
• St. Johns County Government (road, fire, law‑enforcement)
• Mayor‑Council (city or town) if the property lies within a municipality
• Special districts (e.g., library, water management)

These rates are set annually by the respective taxing authorities and published on the County Treasurer’s website. Because the millage can change each year, your tax bill may fluctuate even if the assessed value remains stable.

Available Exemptions

Florida offers several exemptions that lower the taxable portion of your property’s assessed value. In St. Johns County, the most commonly used exemptions include:

• Homestead Exemption: Up to $50,000 off the assessed value for primary residences. The first $25,000 applies to all property taxes; the additional $25,000 applies only to non‑school taxes.
• Senior Citizen Exemption: Residents 65 years or older may qualify for an additional $5,000 exemption if they meet income limits set by the state.
• Disability Exemption: Persons with a qualifying disability can receive a $5,000 exemption, also subject to income thresholds.
• Veteran Exemption: Veterans disabled by service may receive up to $5,000 (or $7,500 for combined 100% disability). Surviving spouses of veterans who died in service are eligible for a $500 exemption.

All exemptions must be applied for through the St. Johns County Property Appraiser’s office, typically by March 1 of the tax year. Documentation such as proof of age, disability, military service, or income may be required.

Payment Schedule & Deadlines

St. Johns County property taxes are due in two installments:

• First installment: November 1 – November 30. This payment covers the first half of the annual tax bill.
• Second installment: March 1 – March 31 of the following year. This payment settles the remaining balance.

If either installment is not paid by the last day of its window, a 3% delinquency surcharge is automatically added. Continued non‑payment can lead to a tax lien, a tax deed sale, and loss of the property. Many homeowners choose to set up automatic ACH payments with the County Treasurer to avoid missing a deadline.

Appealing Your Assessment

If you believe your property’s assessed value is too high, you have the right to appeal to the St. Johns County Value Adjustment Board (VAB). Follow these steps:

• File a petition: Submit a written appeal to the VAB within 30 days of receiving your Notice of Intended Value (NIV). The deadline is listed on the notice.
• Gather evidence: Compile recent comparable sales, independent appraisals, or photographs that support a lower value.
• Attend the hearing: The VAB will schedule a public hearing where you can present your case. You may be represented by an attorney or a qualified property tax consultant.
• Receive the decision: The board issues a written determination, which becomes the new assessed value if it is lower. If the decision is unfavorable, you may appeal further to the Circuit Court within 30 days.

Timely filing and thorough documentation are essential. The County Property Appraiser’s website offers a step‑by‑step guide and sample forms to streamline the process.