St Johns County Property Taxes: A 2026 Buyer’s Guide

St. Johns County property taxes are an important part of the monthly ownership cost for buyers in St. Augustine and throughout St. Johns County. The final bill depends on the home’s assessed value, exemptions, taxing district and any non-ad valorem assessments attached to the property.

For buyers, the most important thing to understand is that the seller’s current tax bill may not reflect what you will pay after closing. Homestead exemptions, Save Our Homes assessment limits and a change in ownership can all affect the taxable value.

This 2026 guide explains how St. Johns County property taxes work, how the homestead exemption and Save Our Homes rules apply, what portability means and why buyers in newer communities should also check for CDD assessments.

How St. Johns County Property Taxes Are Calculated

Florida property taxes are generally calculated by applying the applicable millage rates to the property’s taxable value.

A mill represents $1 in tax for every $1,000 of taxable value. The final tax bill can include millage from multiple taxing authorities, such as the county, school district, municipality and other special taxing districts.

The St. Johns County Property Appraiser determines the property’s just value, assessed value, taxable value and applicable exemptions. The St. Johns County Tax Collector then collects the taxes based on the certified tax roll.

Because different properties can fall within different taxing districts, two homes with similar market values may not have identical tax bills.

Do Not Estimate Your Taxes From the Seller’s Current Bill

This is one of the most important considerations for a St. Johns County homebuyer.

A longtime owner may have an assessed value well below the property’s current market value because of Florida’s Save Our Homes limitation. After a qualifying change of ownership, the property’s assessed value may be reset based on current market value for the following tax year.

That means a home showing a relatively low current tax bill could have a substantially different bill after you purchase it.

When comparing homes, estimate taxes based on your expected ownership and exemptions rather than simply copying the seller’s existing annual tax amount.

St. Johns County Homestead Exemption in 2026

Eligible Florida residents who own and occupy a property as their permanent residence may qualify for the homestead exemption.

For the 2026 tax year, the St. Johns County Property Appraiser states that the full homestead exemption benefit is $51,411.

The exemption currently works in two parts:

• First $25,000: applies to all property taxes, including school taxes
• Additional $26,411: applies to assessed value between $50,000 and $75,000 and does not apply to school taxes

The second portion of the homestead exemption is now adjusted annually for inflation under Florida law, which is why the 2026 total is higher than the traditional $50,000 figure.

Buyers should verify eligibility and current filing requirements directly with the St. Johns County Property Appraiser.

Our Florida homestead exemption guide explains the process in more detail.

What Is the Save Our Homes Cap?

Once a property qualifies for Florida homestead exemption, the Save Our Homes limitation restricts how much its assessed value can increase from one year to the next.

The annual increase is limited to the lower of:

• 3% of the prior year’s assessed value, or
• The applicable change in the Consumer Price Index

For the 2026 tax year, the Save Our Homes assessment cap is 2.7%.

This limitation applies to assessed value, not necessarily the amount of the final tax bill. Millage rates, exemptions and other assessments can still change.

What Happens to Property Taxes After You Buy a Home?

A change in ownership can affect the property’s assessed value for the following tax year.

If the seller had owned and homesteaded the property for many years, the assessed value shown on the current tax bill may be significantly lower than the current market value.

After the sale, the property may be reassessed, and the new owner can then establish their own homestead exemption and Save Our Homes limitation if they qualify.

This is why buyers should budget using an estimated post-purchase tax amount rather than the seller’s current bill.

Portability: Transferring Save Our Homes Benefits

Florida homeowners who already have a homestead exemption may be able to transfer part of their accumulated Save Our Homes benefit to another Florida homestead.

The St. Johns County Property Appraiser states that the maximum portability transfer is $500,000.

The portability benefit generally represents the difference between the previous property’s just market value and assessed value, subject to Florida’s portability rules.

Time limits apply, and the benefit must be claimed through the required application process. Portability only applies when moving from one qualifying Florida homestead to another.

Buyers moving from Duval County, another part of Northeast Florida or elsewhere in the state should investigate portability before assuming their new property’s assessed value will equal the full purchase price.

For a county comparison, see our St. Johns County vs. Duval County property tax guide.

What Is the Property Tax Rate in St. Johns County?

There is not one universal property-tax rate for every home in St. Johns County.

The total millage depends on the property’s taxing district and the rates adopted by the applicable county, school, municipal and special taxing authorities.

The St. Johns County Property Appraiser’s 2026 preliminary tax-roll information noted that 2026 millage rates had not yet been finalized at the time of publication and therefore displayed the prior year’s certified rates for reference.

For that reason, buyers should use the property’s exact tax record and current taxing district rather than relying on a single countywide percentage.

CDD Assessments and Other Non-Ad Valorem Charges

Property taxes are only part of the annual tax bill for some St. Johns County homes.

Many newer master-planned communities are located within Community Development Districts, commonly called CDDs. Depending on the property, a CDD assessment may help fund infrastructure, debt service, operations or community improvements.

CDD assessments are generally listed as non-ad valorem charges on the annual tax bill and are separate from traditional property taxes.

Communities in areas such as Nocatee, SilverLeaf, Bannon Lakes and other newer developments may have CDD obligations, but the amount is property-specific.

Before making an offer, buyers should review:

• The current property-tax bill
• Any CDD debt-service assessment
• Any CDD operations-and-maintenance assessment
• The applicable CDD bond information
• Any other non-ad valorem assessments

Do not assume that two homes within the same master-planned community carry identical CDD obligations.

Property Taxes on Second Homes and Investment Properties

Second homes and investment properties generally do not qualify for the Florida homestead exemption or the Save Our Homes limitation available to qualifying primary residences.

Florida does provide a separate assessment limitation for certain non-homestead property, but the rules differ from Save Our Homes and do not provide the same portability benefit.

Investors and second-home buyers should therefore estimate taxes based on the property’s expected non-homestead assessed value and applicable taxing district.

When Are St. Johns County Property Taxes Due?

St. Johns County property-tax bills are generally mailed around November 1 and cover the January 1 through December 31 tax year.

The Tax Collector offers early-payment discounts:

• November: 4% discount
• December: 3% discount
• January: 2% discount
• February: 1% discount
• March: full amount due with no early-payment discount

Property taxes must be paid by March 31. Unpaid taxes become delinquent on April 1.

For homeowners with a mortgage escrow account, the lender usually pays the tax bill from the escrow balance. Owners should still review their annual tax bill and property record to confirm that exemptions and payments were applied correctly.

What Happens When You Buy During the Year?

Property taxes are billed annually even when a property changes ownership during the year.

At closing, taxes are typically prorated between buyer and seller based on the terms of the transaction. The St. Johns County Tax Collector notes that the new owner is ultimately responsible for the full annual tax bill even if a prorated credit appears on the closing statement.

Buyers should keep this in mind if the first tax bill arrives shortly after closing.

How to Estimate Property Taxes Before Buying

Before making an offer on a St. Johns County property, gather:

• The property’s current just value
• Current assessed value
• Current taxable value
• The applicable taxing district
• Existing exemptions
• Current ad valorem taxes
• Any CDD or other non-ad valorem assessments

Then estimate what the assessed value could become after the sale and apply the exemptions for which you expect to qualify.

For the most accurate estimate, use the St. Johns County Property Appraiser and Tax Collector resources or request a property-specific estimate before finalizing your budget.

Frequently Asked Questions

How much is the St. Johns County homestead exemption in 2026?

The full 2026 homestead exemption benefit in St. Johns County is $51,411 for qualifying homeowners. The first $25,000 applies to all property taxes, while the additional $26,411 does not apply to school taxes.

What is the Save Our Homes cap for 2026?

The Save Our Homes assessment cap for 2026 is 2.7%. A qualifying homesteaded property’s assessed value can generally increase by no more than the lower of 3% or the applicable CPI change.

Will my property taxes stay the same after I buy a home?

Not necessarily. A change in ownership can cause the property’s assessed value to reset for the following tax year. The seller’s current tax bill may therefore be much lower than the new owner’s future bill.

How much Save Our Homes benefit can I transfer through portability?

The maximum portability transfer is $500,000, subject to Florida’s rules and the relationship between the previous property’s market value and assessed value.

Do St. Johns County homes have CDD fees?

Some do, particularly in newer master-planned communities. CDD assessments are property-specific and appear separately from traditional ad valorem property taxes on the tax bill.

When are St. Johns County property taxes due?

Tax bills are generally mailed around November 1. Early-payment discounts are available from November through February, the full amount is due by March 31 and unpaid taxes become delinquent April 1.

Can I use the seller’s current tax bill to estimate my future taxes?

It is not a reliable method. The seller may have exemptions or a Save Our Homes assessment cap that will not carry over in the same way after the sale. Buyers should estimate taxes based on the expected post-purchase assessed value and their own exemptions.

Plan for the Full Cost of a St. Johns County Home

Property taxes are easier to plan for once you separate the different pieces: assessed value, exemptions, millage, CDD assessments and the effect of a change in ownership.

For a broader look at housing costs in the area, read our St. Augustine cost of living guide or explore our St. Augustine and St. Johns County real estate guide.

You can also browse current listings through our St. Johns County home search or contact DJ & Lindsey Real Estate for help comparing the estimated ownership costs of specific properties.

Property-tax laws, exemption amounts, millage rates and special assessments can change. Buyers should verify current property-specific information with the St. Johns County Property Appraiser, St. Johns County Tax Collector and applicable taxing districts before purchasing.