Ponte Vedra property tax map.
What you actually pay in property taxes across Ponte Vedra and northern St. Johns County. The lowest county millage rate in NEFL, the Save Our Homes math, and real annual numbers at luxury price points.
How property tax works in St. Johns County.
St. Johns County has the lowest effective property tax rate in Northeast Florida — a meaningful advantage that helps offset the higher home prices in Ponte Vedra and the surrounding submarkets. The county runs at roughly 0.93% effective rate for homesteaded properties, vs. 1.18% for Duval.
Three things shape what you actually pay: the county/district millage rate, the assessed value, and your exemptions. Florida's homestead exemption shaves $50,000 off the assessed value for primary residences, which on a $725K home saves roughly $675/year.
The single most important thing buyers miss: when you buy in Florida, the seller's taxes are frequently lower than what your taxes will be in year two. The Save Our Homes amendment caps annual assessment increases at 3% for homesteaded properties, but the cap resets when ownership transfers. A long-time Ponte Vedra owner might be paying tax on a $500K assessed value when the home is worth $1.2M — and you'll start fresh at the full $1.2M value. The bill increase from year one to year two can easily be $6,000-$8,000 on a luxury home. Always estimate at the purchase price.
| Area | Effective Rate (Homestead) | Annual Tax on $725K Home* | Notable Pattern |
|---|---|---|---|
| Ponte Vedra Beach (32082, unincorp.) | 0.93% | $6,275 | Lowest available rate |
| Nocatee (32081) | 0.93% | $6,275 | Same St. Johns county rate |
| Sawgrass / TPC area | 0.93% | $6,275 | Same county rate |
| St. Augustine Beach (city) | 1.05% | $7,085 | City millage add-on |
| World Golf Village | 0.93% | $6,275 | Unincorporated St. Johns |
| Julington Creek (St. Johns side) | 0.93% | $6,275 | Unincorporated St. Johns |
| Glen Kernan (Duval side) | 1.18% | $7,960 | Duval rate, higher than St. Johns |
*Annual tax estimate on a $725,000 home with homestead exemption applied. CDD bond payments are billed alongside property tax but are not part of the millage rate itself.
The Save Our Homes cap, explained.
Florida's Save Our Homes (SOH) amendment limits annual increases in the assessed value of homesteaded properties to 3% or the rate of inflation, whichever is lower. In Ponte Vedra specifically, where home values have appreciated 50-80%+ since 2018, the SOH cap is the single biggest reason long-term owners pay disproportionately less tax than recent buyers.
The SOH cap is preserved for the homeowner as long as they own and occupy the home. When the home is sold, the cap resets and the new owner starts at the home's full market value. For buyers: the seller's tax bill is typically not a reliable predictor of what you'll pay — often dramatically so in Ponte Vedra.
Portability: Florida homeowners moving from one homesteaded property to another can transfer up to $500,000 of their SOH benefit. For in-state buyers moving up to Ponte Vedra from elsewhere in Florida, this can be substantial. Out-of-state buyers don't get this benefit.
| Home Price | St. Johns Standard Rate | Annual Tax (Homestead) | Annual Tax (Non-Homestead) |
|---|---|---|---|
| $500,000 | 0.93% | $4,185 | $6,400 |
| $725,000 | 0.93% | $6,275 | $9,280 |
| $1,000,000 | 0.93% | $8,835 | $12,800 |
| $1,500,000 | 0.93% | $13,485 | $19,200 |
| $2,500,000 | 0.93% | $22,785 | $32,000 |
| $5,000,000 | 0.93% | $46,285 | $64,000 |
All homestead figures assume homestead exemption applied. Non-homesteaded properties (second homes, investment properties) lose homestead and SOH protections — running 50-60% higher.
St. Johns County's low millage is one of the most underappreciated reasons Ponte Vedra remains attractive despite high home prices. A $1M home in Ponte Vedra carries roughly $8,800/year in property tax — compare that to $11,800 on a comparable home in Duval. Over 20 years of ownership with SOH, the gap is substantial. But always estimate at the purchase price for year one. The seller's bill is the wrong number for nearly every Ponte Vedra purchase.
Effective tax rates calculated from the most recent (2025 tax year) millage rates for St. Johns County and applicable city millages.
Primary sources: St. Johns County Tax Collector · Florida Department of Revenue. Data accuracy reflects Momentum Realty's best available information as of the last update date.
Important: Information on this page is for general informational purposes only and is not financial, legal, tax, or insurance advice. Always consult a licensed professional for guidance specific to your situation.
Affiliated Business Arrangement: The principal owners of Momentum Realty, Jon Brooks and Brittany Brooks, have a 50% ownership interest in Titan Title Services LLC. You are not required to use Titan Title Services LLC. There are frequently other settlement service providers available with similar services; you are free to shop around to determine that you are receiving the best services and rate. See full disclosures →
Last updated: Q2 2026 (May). Next refresh: Q3 2026 (August).