St. Augustine property tax map.
What you actually pay in property taxes across St. Augustine and southern St. Johns County. St. Johns has NEFL's lowest effective rate. Real annual numbers and the Save Our Homes math.
How property tax works in southern St. Johns County.
St. Johns County has the lowest effective property tax rate in Northeast Florida — a meaningful advantage that shows up on every tax bill. The county runs at roughly 0.93% effective rate for homesteaded properties. The City of St. Augustine and the City of St. Augustine Beach add small city millages on top of that for properties within their incorporated boundaries.
Three things shape what you actually pay: the county/city/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 $550K home saves roughly $510/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 St. Augustine owner — particularly someone who's owned their Old City or Anastasia Island home for 15+ years — might be paying tax on an assessed value half the current market value. You'll start fresh at the full purchase price. Always estimate at the purchase price.
| Area | Effective Rate (Homestead) | Annual Tax on $550K Home* | Notable Pattern |
|---|---|---|---|
| Unincorporated St. Johns (most submarkets) | 0.93% | $4,650 | Lowest available rate |
| City of St. Augustine (Old City core) | 1.05% | $5,275 | City millage add-on |
| City of St. Augustine Beach | 1.07% | $5,375 | Beach city add-on |
| Anastasia Island (32080, unincorp.) | 0.93% | $4,650 | Unincorporated St. Johns rate |
| 32086 / SR-A1A south corridor | 0.93% | $4,650 | Unincorporated St. Johns rate |
| 32092 / inland north | 0.93% | $4,650 | Unincorporated St. Johns rate |
| 32095 / Vilano + Shores | 0.93% | $4,650 | Unincorporated St. Johns rate |
*Annual tax estimate on a $550,000 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 St. Augustine, where home values have appreciated 40-70%+ since 2018, the SOH cap is the single biggest reason long-term residents 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.
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 to St. Augustine from elsewhere in Florida, this can be substantial. Out-of-state buyers don't get this benefit. New homestead applications must be filed by March 1 of the year following purchase.
| Home Price | Unincorporated St. Johns | City of St. Augustine | City of St. Aug. Beach |
|---|---|---|---|
| $400,000 | $3,255 | $3,675 | $3,745 |
| $550,000 | $4,650 | $5,275 | $5,375 |
| $750,000 | $6,510 | $7,350 | $7,490 |
| $1,000,000 | $8,835 | $9,975 | $10,165 |
| $1,500,000 | $13,485 | $15,225 | $15,515 |
| $2,500,000 | $22,785 | $25,725 | $26,215 |
All figures assume homestead exemption applied. Non-homesteaded properties (second homes, investment, vacation rentals) typically run 25-35% higher than the figures shown above due to loss of homestead and SOH protections.
St. Johns County's low millage is one of the most underappreciated reasons St. Augustine remains attractive for relocators. A $700K home in unincorporated St. Augustine carries roughly $6,100/year in property tax — compare that to $8,300 on a comparable home in Duval. Over 20 years of ownership with SOH protection, the gap is substantial. But always estimate at the purchase price for year one. The seller's bill — especially on a long-tenured Old City home — is almost never your year-one bill.
Effective tax rates calculated from the most recent (2025 tax year) millage rates for St. Johns County and applicable city millages. Effective rate = total millage applied to homesteaded assessed value ($50K exemption applied).
Primary sources: St. Johns County Tax Collector · City of St. Augustine · City of St. Augustine Beach · 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.
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Last updated: Q2 2026 (May). Next refresh: Q3 2026 (August).