Property Taxes in St. Johns County vs. Duval County: Full Comparison

One of the most common questions we get from buyers shopping Northeast Florida is: “Are St. Johns County taxes really that much higher than Duval?” The short answer is yes — but the full picture is more nuanced than a simple tax rate comparison.

The Tax Rates

Property taxes in Florida are based on your home’s assessed value multiplied by the local millage rate. Here’s how the two counties compare:

• St. Johns County: Total millage rate around 13-15 mills depending on municipality and special districts
• Duval County (Jacksonville): Total millage rate around 17-19 mills

Wait — Duval’s rate is actually higher? Yes. But here’s the catch: St. Johns County home values are significantly higher. So even with a lower rate, the actual dollar amount you pay can be similar or even higher in St. Johns.

Real-World Comparison

Let’s compare two similar homes:

$400,000 Home in Duval County (Mandarin)

• Assessed value after homestead: ~$375,000
• Millage rate: ~18 mills
• Annual taxes: ~$6,750

$400,000 Home in St. Johns County (Julington Creek)

• Assessed value after homestead: ~$375,000
• Millage rate: ~14 mills
• Annual taxes: ~$5,250

In this scenario, the St. Johns County home actually has lower taxes by about $1,500/year. But here’s the reality: the $400K home in Mandarin might be a 4-bed/2-bath on a quarter acre, while $400K in Julington Creek gets you a 3-bed/2-bath with less land. The equivalent home in St. Johns often costs $50-100K more, which pushes the tax bill up.

The Homestead Exemption Factor

Both counties benefit from Florida’s Homestead Exemption:

• $50,000 exemption on your primary residence (first $25K exempt from all taxes, next $25K exempt from non-school taxes)
• Save Our Homes cap: Annual assessed value increases capped at 3% or CPI, whichever is lower. This is huge — if your home appreciates 10% in a year, your taxable value only goes up 3%.

Key tip: File for homestead as soon as you close. It takes effect the following January 1st. Don’t miss it.

What About School Taxes?

A portion of your property taxes goes directly to the school district. St. Johns County’s school levy is similar to Duval’s in rate, but the difference in school quality is enormous:

• St. Johns County: Consistently ranked #1 school district in Florida
• Duval County: Mixed — some excellent schools (especially magnet programs) but the district overall ranks lower

Many buyers willingly pay the premium for St. Johns County specifically for the schools. It’s a lifestyle and investment decision as much as a financial one.

Other Cost Factors

• Insurance: Similar across both counties — flood zone matters more than county
• HOA fees: More common and higher in St. Johns County’s master-planned communities
• CDD fees: Community Development District assessments are common in newer St. Johns communities (Nocatee, Durbin Crossing, etc.) — budget $1,000-$3,000/year on top of property taxes

The Bottom Line

• Duval County = lower home prices, higher tax rate, more affordable overall
• St. Johns County = higher home prices, lower tax rate, but CDDs and HOAs add to the total cost

The right choice depends on your priorities. If schools are your #1 factor, St. Johns is worth the premium. If budget is king, Duval delivers more house for the money.

Compare homes in both counties or ask our team for a personalized cost comparison based on your budget.