St Johns County FL Homestead Exemption: Rules & Savings

St. Johns County, Florida • Homestead exemption guide • Reviewed September 12, 2026

St Johns County FL Homestead Exemption: Rules, Savings, Filing Steps, Deadlines and Local Offices

The homestead exemption in St. Johns County, Florida reduces taxable value on a home you own and use as your permanent residence.

For the 2026 tax year, the full basic Florida homestead exemption can be up to $51,411 for eligible homeowners.

St. Johns County lists the 2026 deadline for homestead and other personal exemptions as March 2, 2026.

File exemption questions with the St. Johns County Property Appraiser. Tax bill and payment questions go to the Tax Collector.

Apply Online Search Property Tax Estimator

Fast office rule:

Homestead, portability, Save Our Homes and value questions go to the Property Appraiser. Tax bills, payments and receipts go to the Tax Collector.

Start here

St. Johns County Homestead Exemption Quick Facts

Filing office Property Appraiser

Handles homestead, exemptions, portability, Save Our Homes, values and TRIM notice questions.

2026 deadline March 2, 2026

The normal March 1 deadline moved to the next business day for 2026.

2026 full benefit $51,411

Includes the first $25,000 and the 2026 CPI-adjusted non-school layer.

First layer $25,000

Applies to all property tax levies, including school taxes, when you qualify.

Second 2026 layer $26,411

Applies to non-school taxes on assessed value above $50,000, up to the adjusted amount.

Save Our Homes 3% or CPI

Limits later annual assessed-value increases after homestead is established.

Portability Up to $500,000

May transfer part of a prior Florida Save Our Homes benefit to a new Florida homestead.

TRIM review 25-day window

Value petitions are generally tied to the TRIM notice mailing date.

Property Appraiser phone 904-827-5500

Use this for exemption, portability, value and property record questions.

Important St. Johns County detail:

The Property Appraiser says not to start the online exemption application if its website does not yet show you as the current owner.

Allow time after closing for the ownership change to process before filing online.

Use the right office

St. Johns County Offices for Homestead, Tax Bills, Deeds and Local Policy

St. Johns County Property Appraiser

Use for: homestead filing, exemptions, portability, Save Our Homes, TRIM notices, values and property record cards.

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

Phone: 904-827-5500

Email: sjcpa@sjcpa.gov

Hours: Monday–Friday, 8:30 AM–5:00 PM

Property Appraiser: Eddie Creamer, CFA

Property Appraiser Customer Service

Use for: exemption documents, application issues, portability totals and property record questions.

Phone: 904-827-5500

Email: customerservice@sjcpa.gov

Call before visiting if you have a trust, divorce, rental use, portability or special exemption question.

St. Johns County Tax Collector

Use for: property tax bills, payments, receipts, delinquency, tax records, tags, titles and driver license services.

Main office: 4030 Lewis Speedway, St. Augustine, FL 32084

Mailing: P.O. Box 9001, St. Augustine, FL 32085-9001

Phone: 904-209-2250

Email: taxcollector@sjctax.us

Tax Collector: Jennifer Ravan

St. Johns County Clerk / Value Adjustment Board

Use for: VAB petitions, official records, deeds, court records, tax deeds and property fraud alerts.

Address: 4010 Lewis Speedway, St. Augustine, FL 32084

Phone: 904-819-3600

Hours: Monday–Friday, 8:00 AM–5:00 PM

Clerk: Brandon J. Patty

Open local commissioner and county policy contacts

County Administration / BCC Office: 500 San Sebastian View, St. Augustine, FL 32084.

BCC office phone: 904-209-0300.

District 1: Christian Whitehurst.

District 2: Sarah Arnold.

District 3: Clay Murphy, Chair.

District 4: Krista Joseph.

District 5: Ann Taylor, Vice-Chair.

Qualification rules

Who Qualifies for Homestead Exemption in St. Johns County?

Own the property by January 1

You must have legal or beneficial title to the property for the year you claim homestead.

Use it as your permanent residence

The home must be your good-faith permanent residence as of January 1.

Be a Florida permanent resident

Your Florida residency documents should support the address you are claiming.

Do not claim another residency benefit

Neither you nor your spouse should receive a residency-required exemption or tax credit in another state.

Partial rental use: the non-rented portion may still qualify if the rest of the requirements are met.

Entire home rented: renting the whole property can risk losing the homestead exemption.

Trust property: you may qualify if you are trustee or the trust gives you the required beneficial title.

LLC or business ownership: the Property Appraiser says LLC or business-entity ownership is not eligible for homestead.

Marriage, divorce or title change: an updated application may be required after a major ownership or marital-status change.

Filing workflow

How to Apply for St. Johns County Homestead Exemption Online

Confirm January 1 ownership and residence.
Make sure the home was your permanent residence on January 1 of the tax year.
Search the property record first.
Confirm your owner name, parcel number, mailing address and current exemption display.
Wait for new-owner processing if needed.
The Property Appraiser advises allowing up to 30 days after closing for ownership changes.
Gather Florida residency documents.
Prepare your Florida driver license or ID, Social Security number and other proof before starting.
Open the official exemption application page.
Use the Property Appraiser website instead of paid mailers or unofficial filing services.
Add portability or special exemptions if needed.
Apply for portability, senior, disability, veteran or survivor benefits only when the facts match.
Submit and save the receipt.
Print or save the receipt and watch for follow-up requests from the office.

Prepare before filing

Documents Needed for St. Johns County Homestead Filing

Florida driver license or Florida ID: it should reflect the homestead address.

Social Security number: required for the applicant and spouse when applicable.

Prior Florida homestead address: needed if you previously owned another Florida homestead.

Prior parcel ID or tax bill: useful for portability and prior-property review.

Permanent resident card: required if the applicant is not a U.S. citizen.

Trust document: needed when the property is in a trust and beneficial title must be shown.

Divorce, marriage or ownership proof: useful when title or marital status changed.

Senior, disability, veteran or survivor proof: required when applying for special exemptions.

Social Security disclosure matters.

The Property Appraiser states that failure to provide the required Social Security number can disqualify a homeowner from receiving homestead exemption.

Find the parcel

How to Search St. Johns County Property Records Before Filing

Search your property record before filing so you use the correct parcel and ownership information.

The Property Appraiser record card can also help you review exemptions, values, caps, TRIM notice information and tax bill links.

Owner search: try last name first, then simplify if too many filters return no result.

Address search: use the house number and street name first, without extra punctuation.

Parcel search: use the parcel identification number from a deed, tax bill or TRIM notice.

Legal search: use subdivision, lot, block or legal description only when you cannot find the parcel by address.

Exemption check: look for homestead, portability, Save Our Homes and other exemption lines on the property card.

Savings math

How Much Can the St. Johns County Homestead Exemption Save?

Florida homestead savings depend on assessed value, exemption layers, local millage rates and non-ad valorem assessments.

The first $25,000 applies to all property taxes, including school taxes.

The second 2026 layer is up to $26,411 and applies only to non-school taxes.

Just valueMarket-value estimate

Assessed valueAfter caps if eligible

Taxable valueAfter exemptions

Final billMillage plus non-ad valorem

Simple 2026 example

Assessed value: $350,000.

School taxable value: $350,000 − $25,000 = $325,000.

Non-school taxable value: $350,000 − $25,000 − $26,411 = $298,589.

This example does not include portability, senior benefits, CDD fees, solid waste, special districts or non-ad valorem assessments.

Open simple St. Johns County savings calculator

Assessed value School millage Non-school millage

School taxable value: $325,000.00

Non-school taxable value: $298,589.00

Estimated exemption value: $51,411.00

Estimated annual savings: $349.29

Educational estimate only. Use the Property Appraiser tax estimator and your own TRIM notice for parcel-specific results.

Assessment protection

Save Our Homes and Portability in St. Johns County

Homesteaded properties are also eligible for the Save Our Homes assessment limitation.

After homestead is established, assessed value generally cannot increase more than 3% or CPI, whichever is lower.

If you moved from another Florida homestead, portability may transfer part of your prior Save Our Homes benefit.

SOH cap 3% or CPI

Limits assessed-value increases, not every part of the tax bill.

Portability maximum $500,000

Maximum transferable benefit under Florida’s portability rule.

Transfer timing Three tax years

The prior homestead benefit must be transferred within the allowed Florida window.

Portability formula: St. Johns says the benefit is calculated by subtracting assessed value from just market value on the prior homestead.

Downsizing: portability may still apply, but the amount can be reduced proportionally.

Out-of-state move: portability applies only from one Florida homestead to another Florida homestead.

TRIM location: a St. Johns County portability or SOH amount can be found on the TRIM notice included on the property record card.

Age 65 benefits

St. Johns County Senior Homestead Exemption

Florida allows counties or cities to adopt additional homestead exemptions for qualifying homeowners age 65 or older.

St. Johns County’s exemption page lists a limited-income senior exemption of up to $50,000.

For 2026, Florida DOR lists the senior household income limitation as $38,686.

Age rule 65 or older on January 1

The applicant must meet the age requirement for the tax year claimed.

Income rule $38,686 for 2026

Based on Florida’s annual adjusted household income limitation.

Local senior benefit Up to $50,000

Applies only where the county or municipality has adopted the benefit.

Senior exemption is not automatic.

File the required senior form and income proof. Also confirm which taxing authorities in your area adopted the senior benefit.

Special exemptions

Veteran, Disability, Widow, Widower and First Responder Benefits

Florida offers additional property tax exemptions beyond the basic homestead exemption.

These benefits require separate proof and usually must be filed with the Property Appraiser by the exemption deadline.

Widow or widower: St. Johns lists a $5,000 exemption for qualifying applicants.

Blind person: St. Johns lists a $5,000 exemption with optometrist, physician or SSDI proof.

Totally and permanently disabled civilian: St. Johns lists a $5,000 exemption with approved proof.

Quadriplegic: St. Johns lists a total exemption with required physician certifications.

Veteran disabled 10% or more: St. Johns lists a $5,000 exemption with DD-214 and VA disability letter.

Service-connected total and permanent disabled veteran: qualifying homestead property may receive total ad valorem relief.

Combat-related disabled veteran age 65 or older: exemption is based on disability percentage.

Deployed military: Florida has a separate exemption for certain qualifying deployments during the prior calendar year.

Choose the exact category.

Veteran, disability, survivor, deployed military and first responder benefits use different forms and proof. Ask the Property Appraiser before filing the wrong category.

Tax bill side

How the Homestead Exemption Reaches Your St. Johns County Tax Bill

The Property Appraiser grants the exemption and certifies values.

The Tax Collector later mails and collects the property tax bill.

If the exemption is approved after a bill is issued, verify the exemption with the Property Appraiser before asking the Tax Collector about payment or corrected bill handling.

Appeals and denials

What If Your Exemption Is Denied or Your Value Looks Too High?

A homestead application and a value appeal are separate tasks.

Start with the Property Appraiser if your exemption, classification, portability or value looks wrong.

The Value Adjustment Board is managed through the Clerk and hears certain exemption, classification, portability and value petitions.

Exemption denial 30 days from denial notice

VAB petitions for denied exemptions or classifications use this deadline.

Value issue 25 days from TRIM mailing

Valuation petitions are tied to the TRIM notice mailing date.

Informal help Call 904-827-5500

Ask for an informal conference before paying a nonrefundable petition fee.

Local context

St. Johns County Areas, CDD Fees and Local Tax Differences

St. Johns County tax bills can vary sharply because neighborhoods may have different cities, school taxes, CDD fees and non-ad valorem assessments.

Homestead exemption reduces taxable value, but it does not remove every charge from the bill.

St. Augustine St. Augustine Beach Ponte Vedra Beach Nocatee World Golf Village Julington Creek Hastings Elkton Crescent Beach Anastasia Island Vilano Beach Fruit Cove

Do not copy a neighbor’s tax estimate.

A home in a CDD or special district can have charges that are not reduced the same way as ordinary ad valorem taxes.

Deed and fraud issues

When the Clerk Matters for Homestead and Property Records

The Clerk does not decide homestead eligibility.

The Clerk matters when you need a deed, official record, property fraud alert, tax deed record or document copy.

New buyer: use official records if you need to confirm the deed was recorded.

Trust property: recorded documents may help support beneficial-title questions.

Ownership change: marriage, divorce, death or deed transfers can affect homestead status.

Property fraud: sign up for recording activity notifications for early warning of suspicious filings.

Visit planning

St. Johns County Property Appraiser Map, Address and Visit Tips

The Property Appraiser office is located at the St. Johns County Service Center on Lewis Speedway in St. Augustine.

Bring copies of residency documents, parcel information and special-exemption proof if you visit.

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

Phone: 904-827-5500.

Hours: Monday–Friday, 8:30 AM–5:00 PM.

Tax Collector main office: 4030 Lewis Speedway, St. Augustine, FL 32084.

Clerk / VAB: 4010 Lewis Speedway, St. Augustine, FL 32084.

Best timing: avoid the last week before the March deadline if your file involves a trust, portability or special exemption.

Avoid delays

Common St. Johns County Homestead Exemption Mistakes

Filing before ownership updates: the online system may not work until the Property Appraiser record shows you as current owner.

Missing the March 2, 2026 deadline: timely filing protects the current tax year.

Ignoring the TRIM period: late filing for just cause may be possible until the end of the TRIM period.

Not applying for portability: homeowners moving from another Florida homestead may miss major savings.

Thinking all taxes are reduced: non-ad valorem assessments, CDD fees and some charges are not reduced like ad valorem taxes.

Putting the home into an LLC: the Property Appraiser says LLC or business entity ownership is not eligible for homestead.

Forgetting title or marital-status changes: an updated application may be needed after divorce, marriage or ownership changes.

Calling the wrong office: the Tax Collector cannot approve an exemption. Start with the Property Appraiser.

Decision path

What Should You Do Next?

I just bought a home: wait until the Property Appraiser record shows you as owner, then file online.

I owned and lived there on January 1: file by March 2, 2026 for the 2026 tax year.

I moved from another Florida homestead: apply for portability with the homestead application.

I am 65 or older: review the senior exemption and 2026 income limit before filing.

I am a veteran, disabled, widowed or a surviving spouse: review the other exemptions page and gather proof.

My value looks too high: review the TRIM notice and contact the Property Appraiser before filing a VAB petition.

My tax bill is wrong: confirm the exemption and value first, then contact the Tax Collector about the bill.

Important notice

Independent Information, Tax Caution and Property-Records Notice

This page is independent informational content for St. Johns County homeowners.

It is not the official website of the St. Johns County Property Appraiser, Tax Collector, Clerk, Value Adjustment Board or Florida Department of Revenue.

It is not legal advice, tax advice, an official tax bill, a TRIM notice, an exemption approval, a portability decision or a VAB decision.

Verify current deadlines, forms, exemption amounts, income limits, office hours and parcel-specific status with the responsible official office before acting.

Property records should be used only for property-tax, appraisal, ownership-reference and public-record purposes.

Do not use property-record information for employment screening, tenant screening, credit eligibility, insurance underwriting or any FCRA-regulated purpose.

FAQs

St. Johns County Homestead Exemption FAQs

What is the St. Johns County homestead exemption deadline for 2026?

The St. Johns County Property Appraiser lists March 2, 2026 as the deadline for homestead exemption and other personal exemptions for the 2026 tax year.

Where do I file for homestead exemption in St. Johns County?

File with the St. Johns County Property Appraiser at 4030 Lewis Speedway, Suite 203, St. Augustine, FL 32084, or use the official online exemption application page.

How much is the 2026 Florida homestead exemption?

For 2026, the full basic Florida homestead exemption can be up to $51,411, with the first $25,000 applying to all taxes and the CPI-adjusted second layer applying to non-school taxes.

Do I need to apply for homestead every year?

No. Once approved, you generally do not reapply unless there is a change in marital status, property ownership, title or the Property Appraiser asks you to update the homestead record.

What documents are required for online filing?

Common requirements include a Florida driver license or ID showing the homestead address, Social Security number, prior Florida homestead details if applicable, green card if not a U.S. citizen, and trust documents if needed.

Can I claim homestead if my property is in a trust?

Yes, if you are the trustee or the trust includes language establishing the required beneficial title. Contact the Property Appraiser for trust-language review.

Can I claim homestead if I rent part of my home?

The portion not rented may still qualify if you meet the other homestead requirements. Renting the entire home can risk losing homestead status.

What is Save Our Homes in St. Johns County?

Save Our Homes limits later annual assessed-value increases on a homesteaded property to the lower of 3% or the change in CPI.

How does portability work?

Portability lets a homeowner transfer part of a prior Florida Save Our Homes benefit to a new Florida homestead, up to $500,000, within the allowed three-tax-year window.

Who handles a denied exemption or value appeal?

Start with the Property Appraiser. If needed, the St. Johns County Value Adjustment Board handles certain exemption denial, portability, classification and valuation petitions.

Official resources

Official St. Johns County and Florida Sources