Homestead Exemption Deadline in St Johns County
If you own a home in St Augustine or elsewhere in St Johns County and live in it as your primary residence, the homestead exemption can significantly lower your property tax bill each year. The key is filing your application by the county’s homestead exemption deadline so you don’t miss out on those savings.
In 2026, the deadline to file for homestead exemption and other personal exemptions in St Johns County is March 2, because March 1 falls on a weekend. Once you’re approved, you generally don’t need to reapply each year unless there’s a change in ownership, title, or marital status.
What is homestead exemption and why it matters here
Homestead exemption reduces the taxable value of your primary residence, which can save you hundreds or even thousands of dollars a year in property taxes. For 2026, the total homestead exemption amount in Florida has been adjusted for inflation to 51,411 dollars for homeowners who qualify for the full benefit.
In Northeast Florida communities like St Augustine, Jacksonville, and Palatka, where values have climbed quickly, that reduction matters even more. It not only cuts your tax bill, it also unlocks other exemptions you may qualify for and helps keep long‑term affordability in check.
How much can St Augustine homeowners save?
Homestead exemption in Florida is applied in two parts.
The first 25,000 dollars is applied to all property taxes, including school taxes.
The remaining portion (for 2026, an additional 26,411 dollars) applies to the assessed value between 50,000 and 75,000 dollars, but not to school taxes.
For a typical St Augustine single‑family home that has appreciated over the last few years, this can make a noticeable difference on your annual tax bill. If you’re comparing homes in different parts of St Johns County, understanding how this exemption applies will help you budget more accurately for owning in areas from downtown St Augustine to newer communities near World Golf Village.
The Save Our Homes cap: protecting you from big jumps
Once your St Augustine home has homestead exemption, it also receives the Save Our Homes assessment limitation. This cap limits how much your assessed value can increase each year to the lesser of 3 percent or the change in the Consumer Price Index.
That’s a big deal in fast‑growing parts of Northeast Florida where market values can rise quickly. The cap helps keep long‑time owners in their homes, whether you’re in a historic Lincolnville bungalow, a condo at the beach, or a newer subdivision west of I‑95.
Key dates St Johns County homeowners must know
To qualify for homestead exemption in a given tax year, you must own the property and make it your permanent residence by January 1 of that year. Then you need to submit your homestead application by the county deadline.
Qualification date: You must have legal or beneficial title and occupy the home as your primary residence on or before January 1 of the tax year.
Application deadline for 2026: March 2, 2026, because March 1 falls on a weekend.
If you moved into your St Augustine home late last year and made it your permanent residence by January 1, you’re likely eligible to file this year. If you miss the deadline, you may lose the benefit for that tax year, though the Property Appraiser can consider late applications for just cause.
Who qualifies in Northeast Florida?
To qualify for homestead exemption on a St Johns County property, you must:
Own the property (or hold a qualifying beneficial interest) as of January 1 of the tax year.
Use the home as your permanent primary residence as of January 1.
Be a Florida resident as of that date; documentation such as a Florida driver’s license, vehicle registration, or voter registration associated with the property address is typically required.
This applies whether you own a single‑family home in St Augustine, a townhouse in Jacksonville, or a small home in Palatka, as long as it’s your primary residence. If you’re not sure whether your situation qualifies, it’s worth checking with the St Johns County Property Appraiser.
How to apply in St Johns County
St Johns County lets you apply for homestead exemption online, which is convenient if you’re juggling work, kids, and moving boxes. You can also apply in person at the Property Appraiser’s office if you prefer face‑to‑face help.
Typically, you’ll need documentation showing:
Proof of ownership (such as a recorded deed).
Proof that the property is your primary residence (driver’s license with the property address, voter registration, vehicle registration, or other acceptable documents).
If you’ve just bought in a new construction community in St Augustine or recently relocated to Northeast Florida, taking care of this step early helps ensure you don’t miss the March deadline.
Important rules about renting your homesteaded home
If you plan to rent out your St Augustine home or part of it, there are a few rules to keep in mind to protect your homestead status. A property with homestead exemption generally cannot be rented for more than 30 days in two consecutive tax years without risking the exemption.
Also, if your home is rented for more than 6 months in a tax year, it’s presumed to be used for commercial purposes and may lose the exemption for that period. If you have an attached apartment or a garage suite you rent out seasonally to snowbirds or visitors, the Property Appraiser can remove that rental portion from the exemption while keeping the homestead on the part you occupy.
Portability when you move within Florida
If you already have homestead exemption on a home in Florida and you’re moving to St Augustine, you may be able to bring some of your tax savings with you through homestead portability. Portability lets you transfer a portion of your Save Our Homes cap benefit from one Florida homestead to another, subject to state limits and timelines.
This can be especially helpful if you’re moving from a longtime home in Jacksonville or another Florida county into a higher‑priced property in St Johns County. It’s another reason to understand your timelines and options early in the moving process.
Common mistakes St Augustine homeowners make
Here are a few missteps I see local homeowners run into:
Assuming the exemption is automatic after closing: You must apply with the Property Appraiser; it doesn’t happen just because you closed on a home.
Forgetting to update after life changes: Changes in marital status, ownership, or title may require a new application.
Missing the deadline: Waiting until after March 2, 2026 can mean losing the benefit for the 2026 tax year unless you qualify to file late for good cause.
If you’re ever unsure, we can walk through your specific situation and make sure you’re on track.
Local insight for St Augustine, Jacksonville, and Palatka
In coastal areas like St Augustine Beach and Vilano, property values and insurance costs tend to be higher, so keeping your tax bill as low as possible really matters when you’re budgeting. In Jacksonville and Palatka, homestead exemption still plays a big role, especially for first‑time buyers stretching to purchase their first home in Northeast Florida.
Whether you’re in a historic home in downtown St Augustine, a stucco house in an HOA off County Road 210, or a riverfront property near Palatka, the homestead rules are the same—it’s just the dollar impact that changes.
Optional FAQ
Do I have to apply for homestead exemption every year in St Johns County?
No. Once approved, you usually do not need to reapply each year unless there’s a change in ownership, title, or marital status.
What if I miss the March 2, 2026 homestead deadline?
The Property Appraiser can consider late applications for just cause, but generally, missing the deadline can mean losing the exemption for that tax year, so it’s best to apply on time.
Can I get homestead exemption if this is my second home?
Homestead exemption is for your primary residence only, so vacation homes, rentals, or second homes do not qualify.
I just moved to St Augustine from another Florida county—can I keep my tax savings?
You may be able to transfer some of your Save Our Homes benefit through portability if you meet the rules and deadlines.
Does homestead exemption help if I live in a condo or townhome?
Yes. As long as it is your primary residence and you meet the other requirements, condos and townhomes can also qualify.
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If you own or just bought a home in St Augustine or anywhere in St Johns County and you’re not sure about your homestead exemption status, reach out and we can review your situation together. If you’re thinking about buying, I’m happy to help you understand how homestead exemption and taxes will affect your monthly costs before you make an offer.
