Many new owners in St. Augustine, Nocatee and Ponte Vedra are surprised by their first tax bill. Here is how St. Johns County property taxes after you buy a home really work: why the bill often goes up, how taxes are split at closing, and what you can do to keep them in check.
Why Do Property Taxes Go Up After You Buy in St. Johns County? Quick Answer
In Florida, the seller’s capped assessed value does not transfer to the buyer. After a sale, the St. Johns County Property Appraiser reassesses the home at market value as of the next January 1, so your taxes can be much higher than the seller’s. Filing for homestead by March 1 (if it is your primary residence) brings back the exemption and starts a new Save Our Homes cap, which limits annual increases in the assessed value of a homestead to 3% or the change in inflation, whichever is lower.
How St. Johns County Property Taxes Work After a Sale
- Reassessment: the home is reassessed at market value on the January 1 after you buy.
- Exemptions reset: the seller’s homestead exemption ends; you must apply for your own.
- New cap: once you have homestead, the Save Our Homes cap starts again from your new assessed value. Non-homestead properties have a separate 10% cap on increases for non-school taxes.
How Property Taxes Are Handled at Closing
Florida property taxes are paid in arrears, for the calendar year, with the bill mailed in the fall. At closing, taxes are usually prorated: the seller credits the buyer for the portion of the year the seller owned the home, and the buyer pays the full bill when it comes. Many contracts prorate using the current year’s taxes if known, otherwise the prior year’s. Because the prior year may reflect the seller’s exemptions and cap, your actual bill can be higher than the proration.
Ways to Keep Your Taxes in Check
- File for homestead by March 1 if this is your primary residence. See our St. Johns County homestead exemption guide.
- Apply for portability to bring Save Our Homes savings from a prior Florida homestead.
- Read your TRIM notice each August. If you disagree with the value, you can petition the Value Adjustment Board by the deadline printed on the notice.
- Pay early: Florida tax bills offer discounts for early payment, up to 4% in November.
- Budget for assessments: CDD and other non-ad valorem assessments may also appear on the bill.
Frequently Asked Questions
When are St. Johns County property taxes due?
Bills are mailed in the fall. Taxes become delinquent after March 31 of the following year, with discounts for paying from November through February.
Will my mortgage escrow cover the increase?
Your lender may underestimate the first year if it uses the seller’s taxes. Expect an escrow adjustment after the first bill.
Can I estimate my new taxes before I buy?
Many property appraisers offer a tax estimator based on purchase price. Ask your lender or us for help.
Closing in St. Augustine, Nocatee and Ponte Vedra?
Title Company of Florida handles title insurance and closings in St. Augustine, Nocatee and Ponte Vedra. Sign with a mobile notary, by remote online notarization, or by mail; we record electronically with the county.
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General information only, not tax or legal advice. Confirm values, exemptions and deadlines with the St. Johns County Property Appraiser and Tax Collector. Title Company of Florida is a Florida licensed title agency (License #G324751).
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