Search Duval property records, save the RE Number and avoid tax-bill mistakes
Use this page as a quick task guide for Jacksonville property search, RE Number lookup, JAXGIS, homestead filing, TRIM review, VAB appeal prep and Tax Collector payment questions.
Start with the task you need
Find a property
Use the official Duval search by address, owner name or RE Number.
Read the card
Check owner, mailing address, RE Number, building data, values, exemptions and sales.
Check JAXGIS
Use maps for parcel context, flood layers, aerial view and neighborhood research.
File homestead
Prepare Florida ID, vehicle registration, residency proof and RE Number first.
Pay tax bill
Use the Tax Collector for bills, receipts, discounts, partial payments and delinquency.
Dispute value
Review TRIM, gather evidence, request informal review and use VAB if needed.
Task finder: choose the correct official page
Select the issue and get the right starting point, what to prepare and what to check after clicking.
Select an issue and click the button.
Property search micro-steps
Use this when you need owner name, property address, RE Number, sales, value, exemption status or a property record card.
Property card decoder
| Field | Meaning | Best action |
|---|---|---|
| RE Number | Duval’s key real estate identifier for the property. | Copy it first; it connects search, JAXGIS, estimator, tax bill and VAB steps. |
| Owner name | Owner of record in the appraiser system. | If it looks old, check recent deed, probate, trust or LLC activity. |
| Mailing address | Address used for property notices and official correspondence. | If wrong, contact Property Appraiser customer service before notices are missed. |
| Site address | Physical location used for search and map research. | Compare with JAXGIS and legal description. |
| Land/building data | Size, use, improvement and appraisal-related details. | If wrong, gather photos, permits, survey, floor plan or inspection proof. |
| Sales history | Recorded sale or transfer activity. | Check whether the sale is arm’s-length before using it as a comparable. |
| Exemptions | Homestead or other approved value reductions. | If missing, check filing proof and contact the exemptions division quickly. |
| TRIM property record card | Record card used during TRIM/VAB review. | Open the property search record and scroll to the TRIM/PRC area when available. |
Value decoder: which number matters?
Just / market value
Appraiser’s estimate of value. Start here for valuation review.
Assessed value
Value after assessment limits such as Save Our Homes may apply.
Exemptions
Approved reductions such as homestead, senior, disability or veteran exemptions.
Taxable value
Value used by taxing authorities after caps and exemptions.
| What you notice | Likely meaning | Next step |
|---|---|---|
| Market value jumped | The appraiser’s estimated market value changed. | Compare sales, property condition and building data. |
| Assessed value is lower than market value | Save Our Homes or another cap may be protecting assessment. | Review portability before selling or moving. |
| Exemption missing | Application, eligibility, document or timing issue. | Find confirmation and call 904-255-5900 quickly. |
| Tax bill seems too high | Tax Collector bill may include rates, non-ad valorem charges or lost discounts. | Review actual bill separately from appraiser values. |
JAXGIS checklist
Homestead, documents and portability
Online filing
Use Duval Homestead Online after your documents are ready.
Manual filing
Manual application documents can be submitted to Customer Service/Exemptions Division, 231 E. Forsyth Street, Suite 260, Jacksonville, FL 32202.
Portability
If you had a previous Florida homestead, file a separate portability application with the new homestead application.
Documents and facts to prepare
- RE Number from the property search record.
- Florida driver license or Florida ID showing the property address.
- Vehicle registration or other residency proof when requested.
- Social Security details if requested by the official application.
- Ownership or deed information.
- Move-in date and January 1 residency status.
- Prior Florida homestead details if portability may apply.
- Trust or special ownership documents if the property is not simply titled in your individual name.
| Situation | Risk | Best action |
|---|---|---|
| New Jacksonville homeowner | Buying the home does not automatically file homestead. | File online and save confirmation. |
| Moved from another Florida homestead | Portability is not the same as homestead and must be filed separately. | File both homestead and portability. |
| Short-term rental use | Rental use can affect exemptions and may trigger tangible personal property issues. | Contact PAO or TouristTax@coj.net before assuming exemption remains safe. |
| Family home with deceased owner | A living heir may not receive homestead until ownership is legally resolved. | Review probate/heirs property guidance and seek legal help when needed. |
| Late filing | Late filing is only allowed through the state-law late period after TRIM mailing. | Do not wait; call 904-255-5900 if deadline is near. |
Save Our Homes and portability
| Topic | Meaning | What to do |
|---|---|---|
| Save Our Homes | Homestead triggers a benefit limiting future annual increases in assessed value to 3% or less. | Check assessed value versus market value on the property card. |
| Sale or ownership change | Sale, ownership changes or property changes can remove or alter exemption/SOH benefit. | Ask before deed, trust or ownership changes. |
| Portability | May transfer some or all of the prior Florida homestead’s SOH benefit to a new homestead. | File separate homestead and portability applications. |
| Buyer tax reset | When a home is sold, assessed value can increase to market value for the next tax roll. | Use tax estimator before relying on seller’s old bill. |
Tax estimator, tax bill and payment direction
Use Property Appraiser for
Market value, assessed value, taxable value, property details, exemptions, TRIM and tax estimate planning.
Use Tax Collector for
Tax bill, payment, receipt, discount, partial payment, delinquency and tax certificate questions.
| Timing | What to know | User action |
|---|---|---|
| Around November 1 | Property tax bills are mailed by the Tax Collector around this time. | Search online if the bill is missing. |
| November to February | Florida tax bills usually have early-payment discount months. | Verify current discount and fee details on the Tax Collector payment page. |
| Before April 1 | Duval notes VAB petitioners must pay required taxes before delinquency to avoid denial of petition. | Protect payment deadline even while disputing value. |
| After delinquency | Delinquent taxes can lead to tax certificates. | Call the Tax Collector quickly if late balance is unclear. |
TRIM notice and VAB evidence
Duval’s TRIM notice shows proposed taxes and the VAB deadline. Use the property card and evidence before filing.
| Issue | Proof to collect | Best next step |
|---|---|---|
| Market value too high | Comparable sales, appraisal, photos, repair estimates. | Ask for informal review, then consider VAB. |
| Homestead missing | Application confirmation, Florida ID, residency proof, deed. | Contact Customer Service/Exemptions quickly. |
| Wrong building details | Photos, permit records, survey, floor plan or demolition proof. | Request correction before VAB timing passes. |
| Portability issue | Prior homestead record, sale/move date, prior assessed and market values. | Verify separate portability filing. |
| Classification issue | Use records, business records, agriculture/land-use proof or other eligibility documents. | Review VAB petition option if informal review fails. |
Address, deed, fraud alert and rental checks
Mailing address
If the mailing address is wrong, contact the Property Appraiser before TRIM or tax bills are missed.
Deed or lien
Recorded documents come from the Clerk/Official Records, not the Property Appraiser search card.
Property fraud alert
Duval Clerk offers a property fraud alert route to monitor recorded documents by name.
Short-term rental
Duval notes transient rentals have tourist tax and possible tangible personal property issues.
Heirs property
A deceased owner on deed can block homestead until legal ownership is resolved.
Boundary question
Use licensed surveyor and title review. Do not rely only on aerial imagery.
Scenario checklist
New buyer
Check RE Number, owner, legal description, JAXGIS, sales history, tax estimator, flood layer and permits.
Current homeowner
Check mailing address, homestead, Save Our Homes, TRIM notice, tax bill and VAB deadline.
Florida mover
Check portability, prior homestead, move/sale date, new homestead deadline and required documents.
Rental owner
Check exemption risk, tourist tax, tangible personal property, tax bill and mailing address.
Commercial owner
Check property use, income/expense notices, tangible personal property and tax estimator limits.
VAB user
Collect TRIM notice, property card, photos, sales, repair estimates and exact field errors.
Duval County property timeline
Contacts and map
| Office | Contact | Use for |
|---|---|---|
| Duval County Property Appraiser | 231 E. Forsyth Street, Jacksonville, FL 32202 904-255-5900 pacustserv@coj.net | Ownership, values, exemptions, assessments and property records. |
| Customer Service / Exemptions Division | 231 E. Forsyth Street, Suite 260, Jacksonville, FL 32202 Fax: 904-255-7963 | Manual homestead and exemption documentation. |
| Tax Collector | 904-255-5700 taxcollector@coj.net | Billing, payment, receipt, delinquency and tax certificate questions. |
| Value Adjustment Board | 117 West Duval Street, Suite 305, Jacksonville, FL 32202 904-255-5124 | Formal value, exemption, agricultural classification and portability appeals. |
| Exemption fraud hotline | 904-255-7964 | Suspected homestead or exemption fraud. |
| Tourist tax email | TouristTax@coj.net | Short-term rental tourist tax questions. |
Call or email script generator
Use this before contacting an office. It keeps your request short, specific and easier to route.
Duval County Property Appraiser FAQs
How do I search Duval County property records?
Use the official Duval County Property Search portal. You can search by property address, owner name or RE Number. RE Number is usually the cleanest exact-match method.
What is an RE Number in Duval County?
An RE Number is the real estate number used to identify a Duval County property. Save it because it connects the property card, JAXGIS, tax estimator, homestead filing, tax bill lookup and VAB steps.
Can I search Duval property records by owner name?
Yes. Use owner name search, but verify the site address, mailing address and RE Number because common names, trusts and LLCs can return multiple records.
Where do I file homestead exemption in Duval County?
Use the official Duval online homestead system. Prepare your RE Number, Florida ID, residency proof and ownership details before opening the application.
What is the Duval County homestead deadline?
The Property Appraiser lists March 1 as the timely filing deadline for the 2026 tax roll. Late filing is allowed only through the state-law late period after TRIM notices are mailed.
Does portability automatically transfer when I move to a new Jacksonville home?
No. Portability is separate from homestead. If you had a previous Florida homestead, file both homestead and portability applications for the new property.
Where do I pay Duval County property taxes?
Use the Duval Tax Collector route for property tax bill, payment, receipt, partial payment, delinquency and tax certificate questions. The Property Appraiser does not collect tax payments.
Can I use JAXGIS as a legal survey?
No. JAXGIS and aerial imagery are useful for research, but the Property Appraiser warns they should not replace a licensed surveyor or title company review when purchasing property.
How do I appeal a Duval County property value?
Review your TRIM notice, open the property record, collect evidence, request informal review with the Property Appraiser and file through the Duval Value Adjustment Board if unresolved by the deadline.
What payment is required if I file a VAB petition?
Duval notes petitioners must partially pay ad valorem taxes, usually 75%, and pay all non-ad valorem taxes before delinquency to avoid denial of the petition.
Official Duval County property sources
Use these official pages for final submission, current forms, changing deadlines, office updates and payment details.
Property Appraiser Home: Duval County Property Appraiser
Real Property Search: Duval Property Search
JAXGIS Maps: JAXGIS Property Map
Homestead Online: Online Homestead Application
Exemptions: Duval Exemptions
Tax Estimator: Duval Tax Estimator
Tax Collector: Duval Tax Collector
Value Adjustment Board: Duval VAB
Online VAB Petition: VAB Online Petition Portal
Property Fraud Alert: Duval Clerk Property Fraud Alert
Editorial verification note: official sources reviewed on July 8, 2026. This guide is informational and does not replace official City of Jacksonville, Duval County, Property Appraiser, Tax Collector, Clerk, legal, appraisal, tax, survey or VAB filing guidance.