Everything You Need to Know About Property Taxes in Florida
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A Comprehensive Guide to Help You Navigate Property Taxes
Whether you’re wading through dense text to learn more about your taxes this season or looking to buy a home, we’re here to help you understand what is most important. Like most things on the Internet, there is an overwhelming amount of information on property taxes online, from their calculation to the steps that follow delinquency. Let’s drill down to the highlights specific to St. Johns County.
Disclaimer: The information provided in this article is for general informational purposes only and does not constitute legal, tax, or financial advice. Property tax laws and regulations are subject to change and may vary based on individual circumstances, local ordinances, and specific property classifications. While we strive to provide accurate and up-to-date information, we encourage you to consult with a qualified attorney, tax professional, or the appropriate government agency for guidance tailored to your specific situation. Vo Law assumes no liability for any reliance on the information presented. If you have questions or need legal assistance regarding Florida property taxes, contact Vo Law at (904) 815-0001.
Who Has to Pay Property Taxes?
All property owners in Florida are responsible for paying property taxes, including those who own residential, commercial, or inherited properties.
How is Property Taxed?
In Florida, property taxes are levied and collected by county governments, not the state. Each year, on January 1, county property appraisers determine the assessed value of all real estate within their jurisdiction based on market conditions. The final tax amount is determined by applying the millage rate, which varies based on location and the taxing authorities governing the property.
A millage rate represents the amount of tax due per $1,000 of a property's taxable value. In St. Johns County, the total millage rate varies depending on the property's location and applicable taxing districts (such as municipal services, school board, and fire district).
To estimate property taxes, property owners subtract any exemptions from the assessed value and then multiply by the total millage rate, dividing the result by 1,000.
For example, if a property in St. Johns County is assessed at $1,000,000 and falls under a total millage rate of 16 mills (which is common but varies), the tax bill would be approximately $16,000.
If the property qualifies for a $50,000 homestead exemption, the taxable value is reduced to $950,000, resulting in a tax bill of approximately $15,200.
Because millage rates differ by area and change annually, property owners should check with the St. Johns County Tax Collector or Property Appraiser's Office for the most current rates.
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Who is Eligible for Property Tax Reductions?
Certain property owners may qualify for property tax exemptions, which reduce the taxable value of their property rather than directly lowering the amount of taxes owed. The homestead exemption is available for properties used as a primary residence by the homeowner or their dependents. This exemption reduces the taxable value by up to $50,000, with the first $25,000 applying to all taxing authorities and the additional $25,000 applying only to non-school taxes.
Additional exemptions are available for seniors with income restrictions, widows and widowers, individuals with disabilities, veterans with disabilities, deployed service members, disabled first responders, and surviving spouses of first responders. The tax savings from these exemptions vary, with reductions ranging from $5,000 in assessed value to full exemptions for certain disabled veterans and first responders.
Property owners in St. Johns County who believe they may qualify should review the eligibility requirements and submit an application to the St. Johns County Property Appraiser. Applications must be filed by March 1 of the year for which the exemption is requested.
When Are Property Taxes Due?
Property taxes are due and payable annually and become delinquent if unpaid by April 1 of the following year. For example, property taxes for 2024 must be paid by March 31, 2025, to avoid penalties. Payments should be hand delivered or postmarked by March 31 at the latest. Discounts are available for those who pay early as follows:
4% discount for full payments in November
3% discount for full payments in December
2% discount for full payments in January
1% discount for full payments in February
The local collector mails property tax notices by November 1 every year. These notices reflect taxes owed for the entire calendar year, covering January 1 through December 31 of the assessment year.
What Happens if I Miss the Deadline?
If property taxes remain unpaid by April 1, they become delinquent, and a 3% penalty is applied to the unpaid balance. Additionally, advertising fees and administrative costs are added to the tax bill.
By June 1, the tax collector conducts a tax certificate sale. A tax certificate is not an ownership claim on the property but rather a lien representing the unpaid taxes, plus interest. Investors bid on these certificates, with the winning bid setting the interest rate the property owner must pay to clear the delinquency.
If the delinquent taxes are still unpaid by the property owner, the certificate holder can apply for a tax deed after two years, but not later than seven years, from the date of the tax certificate sale. Once a tax deed application is filed, the property owner is notified and given an opportunity to pay the outstanding taxes. If the taxes remain unpaid, the property is auctioned by the Clerk of the Circuit Court, with the proceeds used to settle the tax debt.
Who Collects the Tax?
In Florida, county tax collectors are responsible for collecting property taxes, not the state government. Each county has a tax collector's office that processes payments, issues tax notices, and enforces delinquency procedures. Property owners should check with their local county tax collector for office locations, hours, and payment options.
Where Do Property Taxes Go?
Property taxes are the largest single source of revenue for counties across Florida, funding essential services at the local level. Each county determines how tax revenue is allocated, but in most areas, funds support public schools, law enforcement, fire rescue services, transportation infrastructure, and other county operations.
Are Commercial Property Taxes Different?
In Florida, residential and commercial properties are taxed using the same millage rates based on their assessed value. However, commercial properties do not qualify for homestead exemptions, which provide tax savings for primary residences. As a result, businesses often face a higher effective tax burden because they do not benefit from exemption reductions. Additionally, businesses may be subject to tangible personal property (TPP) tax, which applies to equipment, machinery, and furniture used for business purposes.
What Are the Due Dates?
To recap, here are the important dates:
March 1: Applications for tax exemptions are due
March 31: Last day to pay property taxes before they become delinquent
April 1: Unpaid property taxes become delinquent, and penalties begin to apply
Own a property and need more guidance?
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