St. Johns County, Florida • Homestead exemption guide • 2026 update
St Johns County Homestead Exemption: Rules, Savings, Deadline, Filing Steps and Local Contacts
The St Johns County homestead exemption can reduce the taxable value of a Florida home you own and use as your permanent residence.
For 2026, St. Johns County lists the homestead exemption total as $51,411 for homeowners who qualify for the full benefit.
The first $25,000 applies to all property taxes, including school taxes.
The second $26,411 applies to assessed value above $50,000 and does not apply to school taxes.
The filing office is the St. Johns County Property Appraiser, not the Tax Collector.
Fast answer
St. Johns County Homestead Exemption Quick Facts
Handles homestead, portability, exemptions, property values and assessment records.
March 1 falls on a weekend in 2026, so the deadline moves to the next business day.
Includes the first $25,000 plus the inflation-adjusted second homestead amount.
The first exemption amount applies to school taxes and other property taxes.
The second amount applies to assessed value between $50,000 and $75,000, excluding school taxes.
After homestead is active, assessed value increases are limited by the lower of 3% or CPI.
Search your property record first. Do not begin the online exemption application if the Property Appraiser record does not yet show you as the current owner.
Local office roles
Who Handles Homestead, Tax Bills, Deeds and Appeals?
St. Johns County Property Appraiser
Use for: homestead exemption, portability, assessed value, just value, property records, maps and exemption questions.
Address: 4030 Lewis Speedway, Suite 203, St. Augustine, FL 32084
Phone: 904-827-5500
Email: sjcpa@sjcpa.gov
Customer service: customerservice@sjcpa.gov
Hours: Monday–Friday, 8:30 AM–5:00 PM
Property Appraiser: Eddie Creamer, CFA
Open Property Appraiser Contact PageSt. Johns County Tax Collector
Use for: property tax bills, payments, discounts, delinquent taxes, tax certificates and payment records.
Main office: 4030 Lewis Speedway, St. Augustine, FL 32084
Mailing address: P.O. Box 9001, St. Augustine, FL 32085-9001
Phone: 904-209-2250
Email: taxcollector@sjctax.us
Hours: Monday–Friday, 8:30 AM–5:00 PM at the main office
Open Real Estate Tax PageSt. Johns County Clerk / Value Adjustment Board
Use for: VAB petitions after TRIM notice issues cannot be resolved with the Property Appraiser.
Clerk phone: 904-819-3600
VAB portal address: 4010 Lewis Speedway, St. Augustine, FL 32084
VAB email: sjcvab@stjohnsclerk.com
VAB petition deadlines are tied to the TRIM notice mailing date.
Open Clerk VAB PageClerk Official Records / Deeds
Use for: recorded deeds, ownership documents, liens, recording references and public records.
The Property Appraiser uses ownership records, but appraisal records are not a substitute for legal title.
If a deed, trust or ownership document is wrong, speak with the Clerk or a qualified legal professional.
Open Official Records SearchMain government campus for property-tax help: 4030 Lewis Speedway, St. Augustine, FL 32084.
The Property Appraiser is in Suite 203. The Tax Collector main office is also at 4030 Lewis Speedway.
Application workflow
How to Apply for the St. Johns County Homestead Exemption
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Confirm January 1 residency.
You must have legal or beneficial title and make the property your permanent residence on or before January 1 of the tax year.
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Search the property record.
Use owner name, location address, parcel number or legal information.
Open St. Johns Property SearchAfter opening: search the current owner, property address or parcel number. Open the correct parcel, confirm ownership and save the parcel number before applying. -
Wait if the deed is newly recorded.
The Property Appraiser says ownership changes may take up to 30 days after closing to process.
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Open the exemption application page.
Apply online through the Property Appraiser’s secure portal for homestead, portability and related exemptions.
Open Exemptions and Portability PageAfter opening: read the instructions, confirm the site shows you as current owner, gather applicant documents, choose the online application and print or save the receipt after submission. -
Enter every applicant correctly.
The application can require information for each applicant and spouse, including Social Security number and residency evidence.
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Upload proof and save the receipt.
The office may request additional documentation, so use accurate phone and email information.
If ownership, marital status, title, trust language or prior Florida homestead information is complicated, contact the Property Appraiser before submitting an incomplete application.
Deadline guide
2026 Deadline, Late Filing and Renewal Rules
Florida’s regular homestead deadline is March 1.
The deadline moves to the next business day when March 1 falls on a weekend.
St. Johns County says late applications may be accepted for just cause until the end of the TRIM period.
After approval, you generally do not reapply every year.
You should apply again or contact the office if marital status, title, ownership or eligibility changes.
If you receive a letter from the Property Appraiser asking you to update homestead, respond before the stated deadline.
Tax savings
How St. Johns County Homestead Savings Are Calculated
Florida property tax uses several value terms. They are not the same thing.
Simple 2026 homestead example
Assessed value: $350,000.
School taxable value: $350,000 − $25,000 = $325,000.
Non-school taxable value: $350,000 − $51,411 = $298,589.
Tax impact: multiply each taxable value by the millage for that taxing authority.
Open simple educational calculator
School taxable value: $325,000.00
Non-school taxable value: $298,589.00
Estimated school savings: $156.80
Estimated non-school savings: $370.00
Documents
Documents to Prepare Before Filing
Florida driver license or ID: should reflect the St. Johns County homestead address.
Social Security number: required for the online filing identity and exemption checks.
Permanent resident card: needed when the applicant is not a U.S. citizen.
Prior Florida homestead: provide the previous property address or parcel identification number if you owned a prior Florida homestead.
Out-of-state exemption proof: neither you nor your spouse can receive another residency-required exemption elsewhere.
Trust document: needed when the property is owned in a trust and the applicant is not clearly a trustee.
Senior income proof: needed for limited-income senior exemptions.
Disability or veteran proof: needed for disability, veteran, combat-related veteran and surviving-spouse categories.
Special benefits
Senior, Disability, Veteran, Widow/Widower and First Responder Exemptions
Age 65 limited-income exemption
St. Johns County lists an additional exemption of up to $50,000 for qualifying homeowners age 65 or older on January 1.
A completed DR-501SC and proof of prior-year household adjusted gross income are required.
Long-term senior exemption
St. Johns County adopted a long-term senior exemption for county taxes only.
It can apply to qualifying age-65 homeowners with at least 25 years of permanent residence, income below the statutory limit and just value below $250,000.
Widowed exemption
St. Johns County lists a $5,000 widowed exemption.
Applicants may need to identify widowed status on the application or provide a spouse death certificate.
Blind or disabled civilian exemption
The office lists $5,000 benefits for blind and totally and permanently disabled civilian applicants.
Required proof can include DR-416, DR-416B, an SSDI award letter or other accepted documentation.
Veteran disability exemptions
A veteran with a service-connected disability of 10% or more may qualify for a $5,000 exemption.
Totally and permanently disabled service-connected veterans may qualify for a total exemption with official documentation.
Combat-related veteran age 65+
Honorably discharged veterans age 65 or older with a combat-related disability may qualify for a discount equal to the disability rating percentage.
St. Johns County lists DR-501DV, DD-214 member 4 and a VA disability letter as filing documents.
Save Our Homes
Save Our Homes Cap and Portability in St. Johns County
Homestead exemption is different from the Save Our Homes assessment limitation.
Homestead reduces taxable value. Save Our Homes limits assessed-value increases after homestead qualification.
The annual assessed-value increase for a homesteaded property is limited to the lower of 3% or the CPI percentage.
Portability can transfer up to $500,000 of accumulated Save Our Homes difference from a prior Florida homestead to a new Florida homestead.
The portability transfer must occur within three tax years.
Open Homestead and Portability PageTRIM notice and appeals
What to Check on the TRIM Notice and When to Use VAB
The TRIM notice is mailed in August and shows proposed taxes, values, exemptions and appeal information.
Check it quickly. The VAB petition deadline is normally 25 days from the TRIM notice mailing date.
Check exemptions: confirm homestead and any senior, veteran, disability or widow/widower benefit.
Check values: compare just value, assessed value and taxable value.
Check taxing authorities: school, county, city, CDD, fire, water management and other lines can differ by parcel.
Call before petitioning: the Property Appraiser recommends contacting the office first if something looks wrong.
Use VAB when needed: file a petition if the issue cannot be resolved before the deadline.
Local tax context
Why St. Johns County Tax Bills Can Differ by Neighborhood
St. Johns County has countywide taxes, school taxes and multiple special taxing lines.
City, CDD, solid waste, mosquito control, water management and other non-ad valorem items can change the final bill.
Two nearby homes can have different exemptions, Save Our Homes caps, CDD fees, city status, tax districts or prior-owner tax histories.
Avoid delay
Common St. Johns County Homestead Mistakes
Applying before ownership updates: the Property Appraiser warns not to proceed if the website does not show you as current owner.
Missing the March 2, 2026 deadline: use the next-business-day deadline for 2026 because March 1 falls on a weekend.
Confusing offices: the Property Appraiser handles exemptions and values; the Tax Collector handles bills and payments.
Forgetting spouse information: the application can require spouse information even when only one spouse is on the deed.
Wrong ID address: Florida ID should reflect the homestead address unless a legal exception applies.
LLC ownership: St. Johns County says LLC or business-entity ownership is not eligible for homestead exemption.
Renting the entire property too long: extended rental use can cause homestead loss or partial removal.
Assuming portability is automatic: apply for portability and provide the prior Florida property details.
Ignoring the TRIM notice: the VAB deadline is short and is printed on the notice.
Decision path
What Should You Do Next?
I bought a home before January 1: confirm the deed appears in Property Search, then apply for homestead before the deadline.
I bought after January 1: you generally do not qualify for that tax year because Florida requires title and permanent residence on or before January 1.
I moved from another Florida homestead: file homestead and portability together when eligible.
My exemption is missing: check your application receipt and contact Property Appraiser customer service.
My tax bill seems wrong: first confirm value and exemptions with the Property Appraiser, then contact the Tax Collector for bill/payment questions.
My value is too high: contact the Property Appraiser promptly after the TRIM notice; use VAB only if the issue is not resolved.
Important caution
Independent Information, Tax Caution and Property-Records Notice
This page is independent informational content for homeowners.
It is not the official website of St. Johns County, the St. Johns County Property Appraiser, the Tax Collector, the Clerk or the Florida Department of Revenue.
It is not legal advice, tax advice, an official tax bill, an assessment notice or an exemption decision.
Verify current rules, forms, deadlines, millage rates and office details directly with the official agency before acting.
Property records should be used for property-tax, appraisal, ownership-reference and public-record purposes only.
Do not use property-record information for employment, tenant screening, credit, insurance or any FCRA-regulated purpose.
FAQs
St Johns County Homestead Exemption FAQs
What is the St Johns County homestead exemption deadline for 2026?
The 2026 deadline is March 2, 2026 because March 1 falls on a weekend. In ordinary years, the statutory deadline is March 1.
Where do I apply for homestead exemption in St. Johns County?
Apply through the St. Johns County Property Appraiser’s exemptions and portability page. The Tax Collector does not decide homestead eligibility.
How much is the 2026 Florida homestead exemption in St. Johns County?
For 2026, St. Johns County lists the full homestead exemption as $51,411. The first $25,000 applies to school taxes and other property taxes, while the second $26,411 applies only to non-school taxes.
Do I have to apply for homestead every year?
No. Once approved, an annual application is generally not required unless ownership, title, marital status or eligibility changes, or the office asks you to update your homestead.
What documents are needed for the online application?
Most applicants should have Florida ID showing the homestead address, Social Security number information, prior Florida property details if applicable and any trust, senior, disability, veteran or residency documents that apply.
Can I apply if my home is in a trust?
Yes, but the trust must establish qualifying beneficial title. St. Johns County says a trust copy is required when applicants are not trustees of the trust.
Can an LLC-owned property receive homestead exemption?
No. St. Johns County says properties in the name of an LLC or other business entity are not eligible for homestead exemption.
What is Save Our Homes portability?
Portability lets a qualifying Florida homeowner transfer up to $500,000 of Save Our Homes difference from a prior Florida homestead to a new Florida homestead within the allowed three-tax-year window.
Who handles a St. Johns County value appeal?
Start with the St. Johns County Property Appraiser. If the issue is not resolved, the St. Johns County Clerk manages the Value Adjustment Board petition process.
Does the homestead exemption remove CDD or non-ad valorem assessments?
No. Homestead exemption reduces ad valorem taxable value. CDD fees, solid waste charges and other non-ad valorem assessments can still appear on the tax bill.
Official sources