Duval County Property Appraiser Guide 2026
Finding accurate property records in Jacksonville and Duval County can easily become a frustrating task. Government portals are rarely built for normal people.
I am Miss Merry, and with over 15 years of digital marketing and real estate research experience, I built countypropertyappraiser.org to help you skip the confusion and find the exact public records you need.
Whether you want to calculate your future property taxes, view an interactive tax map, or save money with a Homestead Exemption, this step-by-step guide will show you exactly what to do.
Duval County Property Appraiser Property Search
If you are buying a house in Jacksonville or just want to check the tax history of your own home, the basic property search is your first step.
What to Do: You need to search the public Duval County database. You can find properties using the physical address, the owner’s name, or the RE Number (Real Estate Number). The RE Number is a unique 10-digit ID given to every single piece of land in the county.
How to Do It (Step-by-Step):
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Open the Portal: Go directly to the official Duval County Property Search Page.
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Choose Your Search Method: Select the button to search by “Address,” “Name,” or “RE Number.”
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Type the Address Simply: When typing an address, do not use words like “Street” or “Avenue.” Use short abbreviations like “ST” or “AVE” to prevent the system from giving you an error.
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Search by Owner Name: Always type the owner’s Last Name first, followed by a space, and then the First Name (Example: Smith John).
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Open the Property Card: Click on the matching property in the list. This opens the full file showing the assessed value, building square footage, and past sales history.
Expert Local Insight: In Duval County, always check the “Sales History” section at the bottom of the property card. If you see a past sale listed for exactly $100, that is not a real market sale. It means the home was transferred using a “Quitclaim Deed,” usually between family members or put into a trust. Never use a $100 sale to guess the real value of a house.
Duval County Property Appraiser Interactive Map Search
Reading text records will not tell you if a house is sitting right next to an industrial zone. To see property boundary lines, zoning codes, and flood zones, you must use the visual map tool.
What to Do: You will use the county’s Geographic Information System (GIS) tool. This map places colorful data layers directly over real aerial satellite photos of the neighborhood.
How to Do It (Step-by-Step):
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Open the Map Tool: Click over to the Duval County Interactive Map.
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Find the Property: Use the search bar in the top corner to type the property address or the RE Number.
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Open the Layer Menu: Click the “Layers” icon on the side of your screen.
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Turn on Flood Zones: Check the box for “FEMA Flood Zones.” This will color the map to show if you will be forced to buy expensive flood insurance by your bank.
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Check the Zoning: Turn on the “Zoning” layer to see what type of buildings are allowed around you. This tells you if a loud commercial business can legally open next to your quiet backyard.
Duval County Property Appraiser Tax Estimator
When you buy a house, your property taxes will almost always be higher than what the previous owner paid. You should never assume your new tax bill will be the same as the old one.
What to Do: You need to use the official Tax Estimator tool to calculate what your new tax bill will actually be after you buy the house.
How to Do It (Step-by-Step):
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Go to the Estimator: Open the Duval County Tax Estimator.
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Select the Tax District: Choose your specific city or district from the dropdown menu (like Jacksonville, Jacksonville Beach, or Neptune Beach).
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Enter the Purchase Price: Type in the amount of money you plan to pay for the house. Do not use commas.
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Click Estimate Taxes: The system will use the current millage rate to show you your estimated yearly tax bill without any exemptions.
Duval County Property Appraiser Homestead Exemption
If you own a home in Jacksonville and live there as your permanent, primary residence, you must file for a Homestead Exemption. This simple online form drops your property’s taxable value by up to $50,000.
What to Do: You must file your application with the Property Appraiser (Joyce Morgan) before the absolute legal deadline of March 1st. Once it is approved, it renews automatically every year as long as you do not move.
How to Do It (Step-by-Step):
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Update Your Florida IDs: Before applying, your Florida Driver’s License and Florida Vehicle Registration must clearly show your new Duval County address.
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Go to the E-File Page: Visit the Duval County Homestead Portal.
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Start the Application: Click the button to file online. You will need your Social Security Number and your RE Number.
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Upload Your Proof: The system will ask you to attach clear photos of your updated driver’s license and registration.
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Save Your Confirmation: Always write down your tracking receipt number or save the confirmation email before you close the window.
Expert Local Insight: Are you moving from another home in Florida to a new house in Jacksonville? You must ask for “Portability” during your application. Portability lets you transfer your old tax savings to your new property. If you forget to check the Portability box, you will lose those savings forever.
Duval County Local Offices & Contact Details
If the online system is broken, or if your name is spelled wrong on the public record, it is always faster to call or visit a real person. Here are the exact local offices you need.
1. Duval County Property Appraiser (Main Office)
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What they do: This is the headquarters for Joyce Morgan’s team. Go here to fix record errors, ask deep valuation questions, or file your exemptions in person.
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Physical Address: Yates Building, 231 E. Forsyth Street, Suite 270, Jacksonville, FL 32202
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Working Phone Number: 904-255-5900
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Website Link: jacksonville.gov/departments/property-appraiser
2. Duval County Tax Collector (Yates Branch)
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What they do: The Property Appraiser only decides the value of your house. The Tax Collector (Jim Overton) actually takes your money. Call this office to pay your November tax bill.
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Physical Address: 231 E. Forsyth Street, Room 100, Jacksonville, FL 32202
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Working Phone Number: 904-255-5700
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Website Link: taxcollector.coj.net
3. Value Adjustment Board (VAB)
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What they do: If you strongly disagree with the value the appraiser put on your house, you must file a formal petition here to fight your taxes. The filing fee is $50.
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Physical Address: 117 West Duval Street, Suite 305, Jacksonville, FL 32202
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Working Phone Number: 904-255-5124
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Website Link: vab.coj.net
Frequently Asked Questions (FAQ)
What is an RE Number in Duval County?
Yes, an RE Number stands for Real Estate Number. It is a unique 10-digit ID assigned to every single piece of property in Duval County. It is the fastest and most accurate way to search for your tax records on the official portal.
How do I apply for a Homestead Exemption in Jacksonville?
You can easily apply online using the Duval County Property Appraiser website at homestead.coj.net. You must submit your application before March 1st. Make sure your Florida Driver’s License and vehicle registration match your new home address before applying.
When are property taxes due in Duval County?
Property tax bills are mailed out every year on November 1st. You receive a 4% discount if you pay your bill in November. The final, absolute deadline to pay your taxes without getting hit with heavy late penalties is March 31st.
Why did my property taxes go up after buying a house?
When you buy a property, the county resets the tax value to match the current real estate market. The previous owner likely had an exemption that kept their taxes low for many years. Your new bill is simply based on your higher purchase price.