How Florida's Homestead Exemption Works in St. Augustine

Thinking about how your property taxes will change now that you own a home in St. Augustine? If this is your primary residence, Florida’s homestead exemption and the Save Our Homes assessment cap can lower your annual tax bill and protect you from big assessment jumps over time. If you plan ahead, you can also carry part of your tax benefit to a new Florida home through portability.

In this guide, you will learn who qualifies in St. Johns County, how and when to file, how the exemption interacts with Save Our Homes, and how portability works when you move within Florida. You will also find a simple checklist and answers to common timing questions. Let’s dive in.

What the homestead exemption does

Florida’s homestead benefit has two parts that work together for primary residences.

Assessed value reduction

Homestead provides a reduction in your assessed value, which lowers the portion used to calculate your property tax. You often hear “up to $50,000.” In practice, the first $25,000 applies to all taxing authorities, including school taxes. The additional up to $25,000 applies only to non‑school taxes and only to the assessed value between $50,000 and $75,000.

The exact dollar savings depend on local millage rates. For an easy illustration, if a $50,000 reduction is multiplied by a combined 20 mills (2.0%), you would save roughly $1,000 for the year. This is an illustrative example only. Your actual savings in St. Johns County will depend on the current year’s adopted rates.

Save Our Homes assessment cap

The Save Our Homes (SOH) cap limits how much your assessed value can increase each year once your property is homesteaded. The cap is the lesser of 3% or the percentage change in the Consumer Price Index. This can create a meaningful gap between your market value and assessed value over time, which helps stabilize your tax bill even when market prices rise quickly. You can review statewide definitions and rules in the Florida Department of Revenue’s property tax guidance at the Florida Department of Revenue.

Why it matters in St. Augustine

St. Johns County has a mix of county, municipal, school, and special district rates. Since all property tax bills are the assessed value multiplied by the relevant millage, reducing your assessed value can add up year after year. The SOH cap also protects you from large jumps in assessed value during fast‑moving markets. Together, these benefits can lower your long‑term cost of ownership if St. Augustine is your permanent residence.

Who qualifies in St. Johns County

To qualify, the home must be your permanent residence as of January 1 of the tax year. Ownership alone is not enough. You need to establish that you live there as your primary domicile.

You must hold title to the property. Individuals typically qualify, and certain trust or survivorship arrangements may also qualify. Only one homestead exemption is allowed per person and per primary residence.

U.S. citizenship is not required, but you must be a legal resident. The county Property Appraiser determines what documents are acceptable. Statewide rules and definitions are outlined by the Florida Department of Revenue and the Florida Statutes and Florida Constitution.

Common proof of primary residence includes a recorded deed or closing statement, a Florida driver’s license or Florida ID with your St. Johns County address, voter registration with your local address, Florida vehicle registration, and a Declaration of Domicile filed with the county clerk. You can learn about the Declaration of Domicile process from the Florida Department of State.

When to apply

Florida’s standard filing deadline is March 1 of the tax year. To use an exemption for year X, you must both own and occupy the property as your permanent residence on January 1 of year X, then file your application with the St. Johns County Property Appraiser by March 1 of that same year.

If you buy or move in after January 1, your first eligible year is typically the next tax year. If you closed on February 15, you would apply for the following year. If you miss the March 1 deadline, contact the St. Johns County Property Appraiser immediately. Some late filings may be accepted under limited circumstances, but you will need documentation.

How to apply in St. Johns County

The homestead application is filed with the St. Johns County Property Appraiser. Many owners can apply online, but you can also submit in person or by mail. The county will review your application and notify you if additional documents are needed. Once approved, the exemption is applied to your property record for that tax year.

Document checklist

Gather these items before you apply:

• Recorded deed or closing statement showing ownership.
• Florida driver’s license or Florida ID with your St. Johns County address.
• Florida voter registration with your local address.
• Florida vehicle registration showing your local address.
• Proof of occupancy such as recent utility bills.
• Declaration of Domicile, if you choose to file one. See guidance from the Florida Department of State.

Tips for relocators and military moves

• If you close before January 1 and will live in the home on January 1, apply by March 1 of that same year.
• If you close after January 1, update your driver’s license and voter registration right away so you are ready to file next year.
• Keep copies of everything you submit, plus your confirmation receipt.
• If you are PCSing or moving on a tight timeline, build the application into your move checklist so you do not miss the March 1 deadline.

Save Our Homes portability

Portability lets you move some or all of your Save Our Homes benefit from your prior Florida homestead to a new Florida homestead. The benefit is the difference between your market value and your SOH‑capped assessed value on the prior home. When you transfer that difference, it reduces the initial assessed value of your new home, which can lower your taxes in the early years after the move.

You claim portability with your homestead application for your new property through the St. Johns County Property Appraiser. Be ready to provide details about your prior Florida homestead so the county can verify the SOH benefit. Statewide rules on calculating and transferring the benefit are explained by the Florida Department of Revenue and authorized by the Florida Statutes and Florida Constitution.

Here is a simple illustration. Suppose your old homestead had a market value of $400,000 and an assessed value of $250,000, which means a $150,000 SOH benefit. You buy a new St. Augustine home with a market value of $450,000. If you transfer the $150,000 benefit, your new assessed value could be reduced by that amount, subject to statutory limits and county processing. That lower assessed value would then be used to calculate your property taxes.

After approval: what to expect

Once approved, your homestead exemption remains in place from year to year while the property is your permanent residence. You do not need to reapply annually. The Save Our Homes cap will limit how much your assessed value can increase each year, subject to the CPI or 3%, whichever is lower.

Your property tax bill is issued by the St. Johns County Tax Collector. That office handles billing and payment options. If you sell, move, or change the use of the property, contact the Property Appraiser to confirm what that means for your exemption status.

Where to find official guidance

• For statewide definitions, limits, and forms, review homestead and Save Our Homes information at the Florida Department of Revenue.
• For legal authority, see the Florida Statutes and Florida Constitution, including provisions governing exemptions and assessments.
• For information on filing a Declaration of Domicile, visit the Florida Department of State.
• For local application forms, filing deadlines, and portability procedures, contact the St. Johns County Property Appraiser. For bills and payments, contact the St. Johns County Tax Collector.

If you want a quick second set of eyes on your timing or documents, reach out. I help relocating buyers and longtime residents plan around these deadlines so you keep more of what you earn.

Ready to map out your next steps in St. Augustine? Schedule a Strategy Session with Traci Crawford to get a smooth, step‑by‑step plan that fits your move.

FAQs

If I closed on February 15, can I get this year’s homestead in St. Johns County?

• To receive the exemption for the current year, you must both own the property and make it your permanent residence on January 1 of that year, so a February 15 closing typically means your first eligible tax year is the next one.

What is Save Our Homes portability, and can I use it if I move to St. Augustine?

• Portability lets you transfer some or all of the SOH benefit from your prior Florida homestead to your new Florida homestead, which can lower your new assessed value when you apply in St. Johns County.

What documents will I need for my application?

• Expect to provide a deed or closing statement, Florida driver’s license or ID with your local address, voter and vehicle registration with your local address, and proof of occupancy; you may also choose to file a Declaration of Domicile.

Do I need to reapply for homestead every year?

• No, your homestead exemption typically renews automatically while the home remains your permanent residence, though the Property Appraiser may request re‑verification in some cases.

Can multiple owners both claim homestead on the same St. Augustine home?

• Only one homestead exemption applies per property, so joint owners should apply together if eligible, and the exemption is applied to the property record.

What if I missed the March 1 deadline in St. Johns County?

• Contact the St. Johns County Property Appraiser right away; limited late filing options may exist, and you will need documentation to be considered.