The St. Johns County Tax Roll is a comprehensive public record that details the assessed values, exemptions, and tax responsibilities for every parcel of property within the county. Maintained by the Property Appraiser’s Office, the tax roll serves as the foundation for calculating annual property taxes and reflects updates such as ownership changes, new construction, and adjustments in exemptions. Understanding how to access and interpret this information can help property owners verify accuracy, track changes, and prepare for their financial obligations each tax year.
What Is a Tax Roll?
The tax roll is an official, annually updated record maintained by the St. Johns County Property Appraiser’s Office. It comprehensively lists the assessed values of all real estate and tangible personal property within the county as of January 1 each year. This critical document serves as the basis for calculating each property owner’s tax liability and contains essential information, including:
- The property owner’s name and mailing address
- The physical address and legal description of the property
- Assessed value, exempt value, and taxable value of the property
- Applicable exemptions such as Homestead, Veteran, and Senior Citizen exemptions
- Property classification, whether residential, commercial, agricultural, or other
The tax roll ensures transparency and accuracy in the property tax process, allowing property owners to verify their information and understand how their tax obligations are determined. File your tangible tax return online to meet state requirements
Purpose of the Tax Roll
The tax roll is a fundamental component of St. Johns County’s property tax system, serving several critical and interrelated functions that ensure fairness, transparency, and efficiency in property taxation:
Tax Billing
The tax roll acts as the official ledger that underpins the calculation and issuance of property tax bills each year. By compiling the assessed values of every parcel—including land, buildings, and tangible personal property—along with any exemptions applied, the tax roll determines the taxable value on which local taxing authorities base their millage rates. This ensures that each property owner receives an accurate tax statement reflecting their financial obligation for services such as schools, infrastructure, and public safety.
Assessment Transparency
One of the most important purposes of the tax roll is to provide transparency in property assessments. Property owners can review the detailed information recorded about their property, including the assessed value assigned by the Property Appraiser, any exemptions granted, and how these values are broken down. This openness helps build trust in the assessment process by allowing owners to verify that their property has been fairly evaluated relative to similar properties in the county.
Public Record for Decision-Making
The tax roll is a public document accessible to anyone interested in the value and tax status of real estate in St. Johns County. Buyers and sellers use the tax roll to understand current valuations and tax liabilities, helping them make informed decisions during real estate transactions. Lenders also rely on this information to assess loan risks, and investors analyze the data to evaluate potential returns and tax impacts. By serving as a comprehensive repository of property valuation data, the tax roll plays a key role in the local real estate market and economy.
Supporting the Appeals Process
If property owners disagree with the assessed value listed on the tax roll, they have the right to challenge it. The tax roll provides the official values and exemptions that are the starting point for appeals. Through the Value Adjustment Board (VAB), owners can file formal petitions to request a review or reduction in their assessed value. The tax roll’s detailed documentation of assessments and exemptions ensures that the appeals process is based on accurate, verifiable data, protecting property owners’ rights and promoting equitable taxation.
By fulfilling these purposes, the tax roll ensures an equitable and transparent system that benefits both property owners and the broader community.
Types of Tax Rolls in St. Johns County
St. Johns County certifies several distinct tax rolls throughout the year to manage property assessments, billing, and any necessary adjustments. Each type serves a specific purpose in the overall property tax process:
Preliminary Tax Roll (Submitted July 1)
The Preliminary Tax Roll is the initial compilation of property assessments submitted to taxing authorities by July 1 each year. This roll serves as the basis for preparing the Truth in Millage (TRIM) notices, which inform property owners of proposed tax rates and assessed values. Because this roll is subject to review, corrections and modifications can be made before the final certification.
Final Certified Tax Roll (Submitted October 1)
The Final Certified Tax Roll is the official, legally binding record of property assessments used by the Tax Collector to generate and mail property tax bills in the fall. This roll includes any changes made after the Preliminary Roll, incorporating adjustments that occurred during the TRIM process. Once certified, it represents the definitive taxable values for the year.
Interim Tax Roll
The Interim Tax Roll allows for adjustments to property values that occur between annual certifications. These changes may arise due to new construction, demolition, or corrections to previous assessment errors. The interim roll ensures that the tax records stay accurate and reflect real-time changes in property status throughout the year.
Recap Roll
The Recap Roll reflects any corrections or updates made after tax bills have been issued. These changes might be due to appeals, clerical errors, or reassessments. The recap roll can result in additional taxes owed by the property owner or refunds if assessments are lowered.
How to Access the St. Johns County Tax Roll
Accessing tax roll information for properties in St. Johns County is straightforward and can be done entirely online through the Property Appraiser’s website. Follow these steps to obtain detailed assessment data:
Visit the SJCPA Website
Start by navigating to the official St. Johns County Property Appraiser’s website at www.sjcpa.gov. This site serves as the primary portal for all property-related information in the county.
Use the Property Search Tool
Once on the site, utilize the Property Search function to locate the specific property you’re interested in. You can search by parcel ID, owner’s name, or physical address. This flexibility makes it easy to find accurate property records regardless of the information you have on hand.
View Assessment Details
After selecting the property, you will be able to review comprehensive details including market value, assessed value, taxable value, and any applicable exemptions such as homestead or veteran’s exemptions. This data provides insight into how your property is valued for tax purposes.
Download Data for Analysis
For users needing broader datasets, the SJCPA website also offers downloadable spreadsheets containing tax roll data. Additionally, GIS mapping tools are available for spatial analysis and batch reviews, which can be valuable for professionals, researchers, or large property owners managing multiple parcels.
By following these steps, property owners, buyers, and other stakeholders can easily access and review property tax information to stay informed and make better decisions.
What to Look For in the Tax Roll
When reviewing your property’s record on the St. Johns County tax roll, it’s important to examine several key data points to ensure accuracy and understand how your property taxes are determined. Here’s what to focus on:
Assessed Value
This is the value of your property after assessment limits, such as the Save Our Homes cap, are applied. It may be lower than the market value and is recalculated annually by the Property Appraiser’s Office.
Exempt Value
This reflects the total amount of your property’s value that is exempt from taxation. Common exemptions include the Homestead Exemption, Senior Citizen Exemption, and Disability or Veteran Exemptions. These reduce the amount of property subject to tax.
Taxable Value
The taxable value is what remains after exemptions are subtracted from the assessed value. This figure is used to determine your actual property tax amount.
Millage Rate
The millage rate is the tax rate applied to each $1,000 of taxable value. These rates vary by location and are set annually by local taxing authorities such as school boards, municipalities, and special districts.
⚠️ Review for Accuracy
If you notice discrepancies—such as incorrect ownership details, outdated property descriptions, missing exemptions, or a misclassification of property use—it’s important to contact the St. Johns County Property Appraiser’s Office as soon as possible. Prompt action can help prevent incorrect tax bills and may allow time to file corrections or appeals.
How the Tax Roll Affects Your TRIM Notice and Tax Bill
The tax roll plays a critical role in determining both your TRIM Notice and your final property tax bill. Understanding the timeline and how each document is generated can help you anticipate and plan for your property tax responsibilities.
📬 TRIM Notice – Issued in August
The Truth in Millage (TRIM) Notice is mailed annually in August and is based on the preliminary tax roll submitted by the St. Johns County Property Appraiser’s Office on July 1. This notice is not a bill, but it serves several important purposes:
- Shows Your Property’s Assessed and Taxable Values as of January 1 of that year.
- Lists Proposed Millage Rates set by each taxing authority (e.g., county, school board, city).
- Estimates Your Property Tax Liability if current millage rates are adopted.
- Outlines Deadlines and Instructions for filing an appeal through the Value Adjustment Board (VAB) if you disagree with the assessment.
Tip: Use this notice to review your property’s valuation, ensure all exemptions are applied, and verify that your millage rates reflect your jurisdiction.
💳 Tax Bill – Issued in November
Your actual property tax bill is issued in November by the St. Johns County Tax Collector’s Office, and it is based on the final certified tax roll submitted by October 1. This bill reflects:
- Final Assessed and Taxable Values for your property
- Approved Millage Rates adopted after public budget hearings
- Any Adjustments made after the TRIM notice period (e.g., exemption corrections or successful appeals)
- Total Taxes Due, including deadlines for early payment discounts and the final due date
Understanding how the tax roll influences both your TRIM notice and tax bill empowers you to act proactively—whether that means filing an appeal, applying for additional exemptions, or simply budgeting for the year ahead.
Disagree With Your Value? Here’s What to Do
If you believe your property has been overassessed or an exemption was not properly applied, it’s important to act quickly and follow the correct steps to resolve the issue. St. Johns County offers a structured process to challenge property valuations and ensure your tax bill reflects an accurate and fair assessment.
📞 Step 1: Contact the Property Appraiser’s Office
Start by reaching out to the St. Johns County Property Appraiser’s Office for an informal review of your assessment.
- Discuss your concerns directly with appraisal staff.
- Verify that all property characteristics (e.g., square footage, land use, ownership) are accurate.
- Confirm that eligible exemptions (e.g., homestead, veteran, senior) have been properly applied.
This step often resolves discrepancies without needing to file a formal appeal.
📄 Step 2: File a Petition with the Value Adjustment Board (VAB)
If the informal review does not resolve your concerns, you can file a formal appeal with the Value Adjustment Board (VAB).
- Deadline: The filing deadline is printed on your TRIM Notice (usually mid-September).
- Form: Use Form DR-486, available on the St. Johns County VAB or Clerk of Court’s website.
- Fee: A small non-refundable filing fee is required.
📁 Step 3: Gather Supporting Evidence
To strengthen your appeal, you’ll need to provide documentation that supports your position, such as:
- A recent independent appraisal of your property
- Comparable property sales (comps) showing lower market values
- Photographs or evidence of property condition issues
- Records of incorrect property data (e.g., incorrect square footage or building improvements)
The VAB will schedule a hearing where you—or your authorized representative—can present your case.
Taking these steps helps ensure your property is assessed fairly and you aren’t overpaying on your taxes. If you need help with filing or gathering evidence, consider consulting a property tax professional or real estate appraiser.
FAQ’s
If you’re concerned that your property’s assessed value is too high or that a tax exemption was overlooked, you’re not alone. Many property owners in St. Johns County have questions about the process for reviewing, appealing, and correcting property assessments. Below are answers to the most common questions to help guide you through your next steps.
1. How do I know if my property value is too high?
Compare your property’s assessed value to recent sale prices of similar homes in your area. If your valuation is noticeably higher—and your home hasn’t significantly changed in size or features—you may have grounds for appeal. You can also consult a local real estate agent or appraiser for a second opinion.
2. What is the deadline to file an appeal in St. Johns County?
The deadline to file a petition with the Value Adjustment Board (VAB) is listed on your TRIM Notice, which is typically mailed in August. The deadline is usually 25 days from the notice’s mailing date, so be sure to act promptly.
3. What forms or documents do I need to file an appeal?
To file a formal appeal, you’ll need to complete Form DR-486 and submit it along with a small filing fee to the Clerk of Court. You should also gather supporting documentation, such as:
- Property appraisals
- Comparable property sales
- Evidence of incorrect property data
4. Can I still appeal if I missed an exemption?
Yes, but the process may vary depending on the type of exemption and when the oversight occurred. Contact the St. Johns County Property Appraiser’s Office as soon as possible to determine your eligibility and whether retroactive adjustments can be made.
5. Will appealing my assessment delay my tax bill or payment?
No, you are still required to pay your tax bill by the due date, even if you’re appealing. If your appeal is successful and the assessed value is lowered, you may receive a refund or credit for any overpayment.