Homestead Exemption & Portability in St. Johns and Duval Counties

 By Jenn Heller

Purchasing a home in Northeast Florida isn’t just a lifestyle investment — it’s also an opportunity to tap into valuable property tax savings. Two powerful tools available to Florida homeowners are the Homestead Exemption and Portability benefits. If you're buying or already own a home in St. Johns or Duval County, understanding how these work can lead to significant, long-term financial advantages.

Homestead Exemption: Built-In Tax Relief for Florida Homeowners

Florida’s Homestead Exemption is a tax benefit designed to reduce the taxable value of your primary residence. When approved, it can lower the amount of property taxes you pay each year — starting with an initial $25,000 exemption off your home’s assessed value. An additional $25,000 exemption may apply to the portion of the value between $50,000 and $75,000 (though it doesn't apply to school district taxes).

To qualify:

• The property must be your primary residence as of January 1st of the year you're applying.

• Applications are typically due by March 1st.

• You’ll need to provide documentation such as your property deed, a Florida driver’s license, vehicle registration, voter registration, and Social Security numbers for all owners.

Once granted, the Homestead Exemption typically renews automatically as long as you still live in and own the property.

Portability: Take Your Tax Savings With You

Florida’s “Save Our Homes” (SOH) amendment protects homesteaded properties by limiting the increase in assessed value to no more than 3% per year, regardless of how much the market value rises.

When you move from one Florida home to another, Portability allows you to carry over the SOH savings — the difference between your market value and your capped assessed value — to your new primary residence. This can mean thousands of dollars in tax savings.

To qualify for Portability:

• Your previous home must have had a Homestead Exemption.

• Your new home must be your primary residence within three tax years of leaving your previous one and you must establish new homestead by January 1 within those three years.

• You cannot claim a homestead exemption on another property during that time.

If your new home's value is equal to or greater than your prior one, you can transfer up to $500,000 in savings. If it’s less, the amount is prorated based on the market values.

Applying in St. Johns and Duval Counties

Although the Homestead and Portability rules are set at the state level, you’ll need to apply through your local Property Appraiser’s office.

• St. Johns County residents can visit the St. Johns County Property Appraiser.

• Duval County homeowners (including Jacksonville) should go to the Duval County Property Appraiser.

Each office may have slightly different forms and processes, so be sure to check deadlines, gather the correct documents, and contact them directly with questions.

Whether you're buying your first Florida home or relocating within the state, understanding these tax benefits is crucial. The Homestead Exemption and Portability aren’t just nice perks — they can help you keep more money in your pocket year after year. Don’t miss out on savings that could make your dream of homeownership in St. Johns or Duval County more affordable than you imagined.

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• property taxes (1)
• portability (1)
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