Florida Homestead Exemption in St. Augustine: A Simple Guide

If you recently bought a home in St. Augustine, one deadline can save you hundreds to thousands every year on property taxes. Many new residents miss it their first year and leave money on the table. You do not have to. This quick guide breaks down Florida’s homestead exemption in plain English so you know if you qualify, how much you could save, and exactly how to file in St. Johns County.

You will learn the January 1 ownership and occupancy rule, the March 1 filing deadline, how the Save Our Homes cap works, and what documents to gather before you apply. Let’s dive in.

What the homestead exemption is

The Florida homestead exemption reduces the taxable assessed value of your primary home. If you own and occupy a St. Augustine property as your permanent residence, you can apply for this benefit with the St. Johns County Property Appraiser.

• The exemption is up to $50,000 off assessed value.
• The first $25,000 applies to all taxes, including school taxes.
• The next up to $25,000 applies to assessed value between $50,000 and $75,000 and typically does not apply to school taxes.

Once granted, the exemption usually stays in place each year until your ownership or primary residency changes. You must apply the first time. After approval, you do not need to reapply annually unless the county requests new documentation or you are applying for a special exemption.

Save Our Homes assessment cap

Homestead property is protected by the Save Our Homes (SOH) cap. Each year, your assessed value can increase by the lesser of 3 percent or the change in the Consumer Price Index. This helps prevent sharp year-to-year jumps in taxable value, which can stabilize your tax bill over time.

Who qualifies in St. Augustine

To qualify for a given tax year, you must both own the property and occupy it as your permanent residence on January 1 of that year. If you meet that test, you can apply by the deadline and, if approved, receive the exemption for that year.

Basic eligibility checklist

• You have a legal ownership interest in the property by January 1.
• You occupy the home as your permanent legal residence on January 1.
• You are a Florida resident with the intent to make this your permanent home.

Common edge cases to know

• Bought after January 1: If you closed after January 1, you normally do not qualify for that year. You would apply for the following year.
• Multiple residences: You cannot claim homestead on more than one property or in more than one state.
• Co-owners: Only owners who occupy the home as their primary residence qualify.
• Trusts and other ownership forms: Many revocable living trusts can qualify if properly structured. Complex arrangements may require guidance from the county property appraiser.
• Military: Active-duty members may qualify if they establish Florida residency and meet the occupancy and residency rules.
• Changes during the year: Events like death or divorce can affect eligibility. The property appraiser can advise based on your situation.

Filing in St. Johns County

You apply with the St. Johns County Property Appraiser. The county offers multiple ways to file. You can typically apply online, in person, or by mail. The county may request supporting documents based on your situation. Plan ahead so you have time to respond to any requests.

• Filing deadline: March 1 for that tax year.
• If you closed near January 1, contact the property appraiser promptly to confirm your deed recording date and document needs.
• Keep proof of filing and copies of everything you submit.

Step-by-step: how to apply

1. Confirm you owned and occupied the property as your permanent residence on January 1.

2. Gather your documents. Use the checklist below.

3. Choose your filing method: online, in person, or by mail through the St. Johns County Property Appraiser.

4. Complete the homestead application with accurate information for all owner-occupants.

5. Submit by March 1. Keep your confirmation or proof of mailing.

6. Watch for follow-up. Respond quickly if the county requests more documents.

7. Look for approval or next steps. If denied, the county will explain the reason and how to appeal.

Documents you will likely need

Counties vary, but these items are commonly requested. The St. Johns County Property Appraiser will provide the final list.

• Proof of ownership: recorded deed is best. A closing statement can help.
• Florida photo ID with the St. Augustine address.
• Vehicle registration with your Florida address.
• Voter registration card showing your Florida address.
• A recent utility bill in your name at the property.
• Social Security numbers for applicant(s).
• If applicable: trust documents, disability or veterans’ certificates, marriage or death certificates, and paperwork supporting portability from a prior Florida homestead.

Pro tip: Make sure your Florida ID reflects the property address before you apply. Mismatched addresses are a common cause of delays.

Save Our Homes portability

If you previously had a Florida homestead, you may be able to transfer some or all of your SOH benefit to your new St. Augustine home. This is called portability. It can significantly reduce the new home’s assessed value over time. You must apply for portability through the county property appraiser and provide documentation of your prior homestead and assessed values. Ask the St. Johns County Property Appraiser for the current portability process and forms.

Special exemptions and added reliefs

In addition to the standard homestead exemption, you may qualify for extra savings. Examples include programs for some seniors, disabled persons, blind persons, surviving spouses of veterans, and disabled veterans. Florida also offers certain property tax deferral programs subject to eligibility. Each program has specific proofs and forms. Contact the St. Johns County Property Appraiser to review which special exemptions apply to you and how to file.

How much you could save

Savings vary based on assessed value and local millage rates. The homestead exemption reduces your taxable value, and the Save Our Homes cap limits how much the assessed value can rise each year. Together, these two features can provide meaningful savings, especially if you own your home for several years. For a personalized estimate, ask the St. Johns County Property Appraiser for any tax estimator tools or guidance based on current millage rates.

Practical tips for new homeowners

• Mark your calendar: The January 1 ownership and occupancy test is key. Plan your move and deed recording with this in mind when possible.
• File early: Do not wait until the last week of February. Early filing gives you time to handle follow-up requests.
• Match your IDs: Update your Florida driver’s license and voter registration with your property address before filing.
• Keep records: Save copies of your application, proof of filing, and any correspondence.
• Ask about portability: If you moved within Florida, portability could be a significant benefit.
• Complex ownership: If your home is in a trust or other entity, contact the property appraiser to confirm eligibility and documentation.

What happens after you file

The St. Johns County Property Appraiser reviews your application. If approved, the exemption is applied to your property record for that tax year. If denied, you will receive the reason and instructions for appeal. Respond promptly to any requests for more information. If you miss the March 1 deadline, contact the property appraiser to ask about your options for the next tax year.

Avoid these common mistakes

• Missing the March 1 deadline.
• Assuming the exemption is automatic without filing.
• Using an out-of-date address on your Florida ID.
• Claiming homestead in more than one state or on multiple properties.
• Not asking about portability when relocating within Florida.

Local next steps

• If you closed in late December or early January, verify your deed was recorded by January 1 and that you were occupying the home as your primary residence on that date.
• Gather your documents and submit your application to the St. Johns County Property Appraiser.
• For questions about your tax bill or payment methods, contact the St. Johns County Tax Collector.

If you want a quick, friendly walkthrough of the process or help planning your move and timelines, reach out. As a local advisor who serves St. Augustine and St. Johns County, I can help you stay on track and avoid costly delays. Prefer Spanish? Se habla español.

Ready to make your new home work harder for you? Connect with Cindy James for local guidance, a smooth relocation plan, and next steps tailored to your goals.

FAQs

Who qualifies for Florida’s homestead exemption in St. Augustine?

• You must own and occupy the home as your permanent residence on January 1 and apply with the St. Johns County Property Appraiser by March 1.

What is the filing deadline for the homestead exemption in St. Johns County?

• March 1 is the usual deadline for that tax year; file as early as you can and confirm current instructions with the county.

I closed on February 15. Can I get the exemption this year?

• Generally no, because you must own and occupy the home on January 1 to qualify for that tax year; plan to apply for the following year.

How much is the Florida homestead exemption worth?

• Up to $50,000 off your assessed value, with the first $25,000 applying to all taxes and the additional amount typically not applying to school taxes.

What is the Save Our Homes cap and how does it help?

• It limits annual increases to your homesteaded assessed value to the lesser of 3 percent or the change in CPI, which helps keep tax increases in check.

Can I transfer my tax benefit if I move within Florida?

• Yes, portability may allow you to transfer some or all of your Save Our Homes benefit to a new Florida homestead, subject to limits and an application.

What documents should I prepare before I apply?

• A recorded deed, Florida ID with your St. Augustine address, vehicle registration, voter registration, a recent utility bill, and Social Security numbers for applicants.

I missed the March 1 deadline. What should I do?

• Contact the St. Johns County Property Appraiser right away to ask about your options and plan to apply for the next tax year.