Search St. Johns County property records, read values and avoid tax bill surprises
Use this page to search a parcel, read the property card, check iMap, prepare homestead documents, understand portability, review TRIM and know which office should handle your issue.
Choose the task you need
Find a parcel
Use address for quick lookup. Use parcel ID when address or owner name gives too many results.
Read values
Separate market value, assessed value, taxable value and exemptions before judging the tax bill.
Use iMap
Check parcel location, nearby roads, coastal context and map layers. Do not use GIS as a survey.
File homestead
Apply by the statutory deadline and prepare Florida ID, Social Security details and residency proof.
Pay tax bill
Use the Tax Collector for payment, receipts, discount months and delinquency questions.
Appeal value
Review TRIM first, contact the Property Appraiser, then file VAB if the issue is not resolved.
Task finder: get the right official page
Select the issue. The tool gives the next step, what to prepare and the correct official link.
Select an issue and click the button.
Property search micro-steps
Use this when you need the owner, parcel ID, sale history, values, exemption status or map link.
Property card decoder
| Field | Meaning | Action if wrong |
|---|---|---|
| Parcel ID | Unique property identifier used for search, iMap, TRIM and tax records. | Copy it exactly from the property card or tax bill. |
| Owner name | Owner of record from recorded property documents. | Check recent deed, closing date, trust or builder transfer. |
| Mailing address | Address used for official assessment and tax correspondence. | Contact Property Appraiser before missing notices or exemption letters. |
| Site address | Physical location used for search and GIS mapping. | Compare with legal description and iMap. |
| Legal description | Recorded lot, unit or land description. | Use title records or survey for legal boundary questions. |
| Building data | Improvement details used in valuation. | Prepare permits, photos, floor plan or contractor records. |
| Sales history | Recorded sale or transfer history. | Check whether the sale was builder, family, partial or non-market. |
| Exemptions | Homestead, portability or other benefits currently applied. | Check filing status, eligibility, deadline and documents. |
Value decoder: which number matters?
Market value
Probable value as of January 1. Use this for value review.
Assessed value
Value after caps such as 3% homestead cap or 10% non-homestead cap.
Exemptions
Benefits that reduce taxable value, such as homestead.
Taxable value
Value used to calculate property taxes after caps and exemptions.
| What you see | Likely meaning | Best next step |
|---|---|---|
| Market value jumped | The appraised market estimate changed. | Compare recent sales, property condition and building data. |
| Assessed value lower than market value | Assessment cap may be protecting the property. | Check homestead or non-homestead cap status. |
| Taxable value seems high | Exemption may be missing or ownership reset may apply. | Check homestead, portability and title history. |
| Tax bill higher than value suggests | CDD or non-ad valorem assessment may be included. | Review the Tax Collector bill line items. |
iMap GIS checklist
Homestead exemption and portability
Who can apply
The property must be your primary permanent residence on January 1 of the tax year.
What homestead does
The 2026 homestead exemption total is listed by SJCPA as $51,411 for eligible full benefit homeowners.
Where to file
Use the official Apply for Exemptions and Portability page.
Documents and details to prepare
- Florida driver license or identification card showing the homestead address.
- Social Security number for applicant and spouse when required.
- Proof that neither you nor your spouse receives another residency-required exemption.
- Permanent Resident Card if not a U.S. citizen.
- Prior Florida home address or parcel identification number if you owned a previous Florida homestead.
- Trust document if the property is owned in a trust and beneficial title must be established.
- All required owners must complete portability application together when applicable.
| Situation | Official meaning | Action |
|---|---|---|
| New owner | SJCPA says to allow up to 30 days from closing for ownership change processing. | Do not apply too early if the website does not show you as owner. |
| Already approved | Annual homestead application is not required unless status changes. | Reapply or update only if marital status, title or ownership changes. |
| Rental portion | A rented portion may be removed while the rest may stay eligible. | Contact Customer Service before assuming full exemption remains. |
| Entire home rented | Renting more than 30 days in two consecutive tax years or more than 6 months in a tax year can create exemption risk. | Ask before short-term or long-term rental use. |
| LLC transfer | Properties in LLC or business entity name are not eligible for homestead. | Do not transfer homesteaded property to LLC without understanding tax consequences. |
Save Our Homes and portability
| Topic | What it means | What to do |
|---|---|---|
| Homestead cap | Homesteaded assessed value increase is capped at 3% or CPI, whichever is less. | Compare assessed value with market value on your card. |
| Non-homestead cap | Non-homestead property may have a 10% cap, excluding School Board assessments. | Do not assume non-homestead cap can be ported. |
| Portability amount | Maximum transferable Save Our Homes benefit is $500,000. | Apply for portability when applying for new homestead. |
| Portability timing | Transfer must occur within three tax years from the sale of the prior homestead. | Do not wait until after the deadline. |
| Downsizing | A proportional portability amount may apply when moving to a lower-value home. | Ask Customer Service to help estimate the transfer. |
| Out-of-state move | Portability applies only from one Florida homestead to another Florida homestead. | Do not expect out-of-state tax benefit to transfer. |
Tax bill, discounts and payment offices
Use Property Appraiser for
Market value, assessed value, exemptions, portability, iMap, TRIM and tax estimator.
Use Tax Collector for
Tax account search, payments, receipts, installments, discounts and delinquency.
| Date or month | Official tax timing | User action |
|---|---|---|
| August | TRIM notices are mailed with values and proposed millage details. | Review values and exemptions before the appeal window closes. |
| October 31 | Tax bills are mailed. | Search online if you do not receive a bill. |
| November | Collection begins and early payment earns 4% discount. | Best month to pay if not escrowed. |
| December | 3% early payment discount. | Confirm parcel and tax year. |
| January | 2% early payment discount. | Save receipt and confirmation. |
| February | 1% early payment discount. | Avoid last-minute mail delay. |
| March 31 | Taxes due in full; unpaid payments become delinquent after March 31. | Pay or confirm escrow before deadline. |
| April 1 | Unpaid taxes become delinquent. | Contact Tax Collector quickly if unpaid. |
CDD and non-ad valorem checks
Many St. Johns County communities include CDD or other non-ad valorem assessments. These can make a tax bill higher even when the appraised value looks reasonable.
| Where this matters | What to check | Why it matters |
|---|---|---|
| Nocatee | CDD and non-ad valorem lines on the actual tax bill. | Neighborhood infrastructure and amenity costs can be added to the bill. |
| New master-planned communities | CDD district, bond/debt line and operations/maintenance charge. | Buyer affordability should include tax bill charges, not only mortgage estimate. |
| Coastal property | Flood, stormwater, special district or beach-related charge if shown. | Insurance and assessments can change real ownership cost. |
| Vacant land | Access, zoning, assessment, utility and road-related items. | Land can have costs even before building. |
TRIM notice and VAB appeal
| Issue | Proof to collect | Best explanation |
|---|---|---|
| Market value too high | Comparable sales, appraisal, photos, repair estimates. | Show why the market value is not supported. |
| Wrong building data | Permit, sketch, floor plan, photos. | Point to the exact property card field. |
| Missing exemption | Application proof, ID, residency proof, deed. | Ask whether the issue is eligibility, missing document or processing. |
| Portability denial | Prior homestead, sale date, prior assessed and market value. | Confirm Florida-to-Florida timing and ownership rules. |
Scenario checklist
New buyer
Check parcel ID, owner, legal description, iMap, sale history, CDD/non-ad valorem and tax account.
Current homeowner
Check mailing address, homestead, SOH benefit, TRIM, tax bill and appeal deadline.
Florida mover
Check prior homestead, portability, ownership timing and March 1 filing deadline.
Rental owner
Check homestead risk, partial-rental rules, non-homestead cap and tax bill.
Condo or HOA user
Confirm unit, parcel match, HOA/CDD context, tax bill and building record.
Appeal user
Collect TRIM, property card, photos, sales, estimates and exact field errors.
Helpful TRIM video
St. Johns County linked a TRIM video where Property Appraiser Eddie Creamer explains the notice and important items to review. Use the video for general TRIM understanding, then use official pages for current deadlines and filing.
St. Johns County property timeline
Contacts and map
| Office | Contact | Use for |
|---|---|---|
| Property Appraiser Office | 4030 Lewis Speedway, Suite 203, St. Augustine, FL 32084 904-827-5500 sjcpa@sjcpa.gov Monday-Friday 8:30 AM-5:00 PM | Property records, values, exemptions, portability, TRIM and maps. |
| Tax Collector Main Office | 4030 Lewis Speedway, St. Augustine, FL 32084 904-209-2250 | Tax bills, payments, receipts and tax account services. |
| Tax Collector Dupont Center | 6658 US1 South, St. Augustine, FL 32086 904-209-2250 | Tax and driver/license branch services. |
| Tax Collector Julington Creek | 725 Flora Branch Blvd, St. Johns, FL 32259 904-209-2250 | Northwest county branch services. |
| Tax Collector Ponte Vedra | 151 Sawgrass Corners Dr, Suite 100, Ponte Vedra Beach, FL 32082 904-209-2250 | Ponte Vedra and north coastal branch services. |
| Clerk / VAB | 500 San Sebastian View, St. Augustine, FL 32084 | Formal VAB petitions and hearing process. |
Call or email script generator
Use this before contacting the office. It keeps the message short and useful.
St. Johns County Property Appraiser FAQs
How do I search St. Johns County property records?
Open the official St. Johns County Property Appraiser search page and search by address, owner name or parcel ID. Parcel ID is the most accurate method when available.
What is the official St. Johns County Property Appraiser phone number?
The Property Appraiser office lists 904-827-5500 as the main phone number. Use it for records, value, exemption, portability and TRIM questions.
Where is the St. Johns County Property Appraiser office?
The office is located at 4030 Lewis Speedway, Suite 203, St. Augustine, FL 32084.
What is the homestead exemption deadline in St. Johns County?
The statutory deadline is March 1. If March 1 falls on a weekend, the deadline is the next business day.
What documents should I prepare for homestead exemption?
Prepare Florida driver license or ID with the homestead address, Social Security details when required, proof that no other residency exemption is claimed, permanent resident card if applicable, prior Florida parcel details if applicable and trust documents if the property is in a trust.
How much homestead exemption is listed for the 2026 tax year?
SJCPA states that the 2026 tax year homestead exemption total is $51,411 for eligible homeowners receiving the full benefit.
What is portability in St. Johns County?
Portability lets an eligible Florida homeowner transfer the difference between just value and assessed value from one Florida homestead to another, up to $500,000, within the official time period.
Why did my St. Johns County tax bill increase after buying?
A purchase can reset value, remove prior owner benefits and add community or non-ad valorem assessments. Always compare the property card, TRIM notice and actual Tax Collector bill.
Where do I pay St. Johns County property taxes?
Property tax payments are handled by the St. Johns County Tax Collector, not the Property Appraiser. Use the Tax Collector tax account search and payment site.
How do I appeal a St. Johns County property value?
Review the TRIM notice, contact the Property Appraiser for an informal review, prepare evidence and file with the Clerk’s Value Adjustment Board if the issue is not resolved.
Official St. Johns County property sources
Use official pages for final submission, deadlines, forms, updated office hours and payment details.
Property Appraiser: St. Johns County Property Appraiser
Property Search: Official Property Search
iMap GIS: St. Johns County iMap
Apply Exemptions: Apply for Exemptions and Portability
Homestead and Portability: Homestead Exemption and Portability
Tax Estimator: Property Appraiser Search and Estimator Access
Tax Collector Dates: Dates and Deadlines
Tax Collector Contact: Locations, Hours and Services
Pay Property Taxes: Tax Account Search and Payment
Value Adjustment Board: Clerk VAB Page
Editorial verification note: official sources reviewed on July 7, 2026. This guide is informational and does not replace official St. Johns County instructions, legal advice, appraisal advice, tax advice, survey advice or VAB filing guidance.