Florida's Save Our Homes benefit can be worth six figures in a divorce settlement, and an over-assessed property can mean years of excess tax bills. We help homeowners and business owners in St. Johns County with portability analysis, residential appeals, and commercial appeals.
St. Johns County, including St. Augustine, Ponte Vedra Beach, and the rapidly growing Nocatee area, has seen some of the fastest home value appreciation in Florida. For long-time homeowners, that growth has created a wide gap between a homestead's Save Our Homes assessed value and its current market value — an asset that can easily be overlooked in a divorce settlement.
St. Johns County is just minutes from our home base in Jacksonville, and we're available to meet in person with homeowners and family law attorneys throughout the area.
From beachfront and golf-course homes in Ponte Vedra Beach to fast-growing communities in Nocatee, World Golf Village, and historic St. Augustine, St. Johns County's market varies widely by neighborhood. We base portability calculations and assessment appeals on recent sales specific to your part of St. Johns County.
If one spouse is keeping the homestead, or the home is being sold and both parties are starting over, the accumulated Save Our Homes benefit needs to be identified and valued before the settlement is finalized. We calculate the portability value, the annual tax savings, and what happens if the homestead is abandoned.
Submit your St. Johns County property address and we'll tell you whether a meaningful Save Our Homes / portability benefit exists, at no cost. If it's worth a full written report, the analysis is $1,250.
Every August, St. Johns County property owners receive a TRIM notice showing the proposed assessment for the coming tax year. If that number looks too high, there's a limited window to challenge it with the county's Value Adjustment Board.
The St. Johns County Property Appraiser mails TRIM notices (Notice of Proposed Property Taxes) in mid-to-late August, showing your proposed assessed value and the deadline to file a Value Adjustment Board petition for that year.
St. Johns County VAB petitions must be filed within 25 days of the TRIM notice mailing date, with the St. Johns County Value Adjustment Board. Given how quickly values have risen across the county, we review your assessment against recent comparable sales before you decide whether a petition is worthwhile.
Your St. Johns County tax bill depends on whether the property is in St. Augustine, St. Augustine Beach, or unincorporated St. Johns County (including Ponte Vedra Beach and Nocatee), each with its own combined millage rate. We apply the correct rate for your address when estimating potential savings.
Your assessed value, exemptions, and TRIM notice details are on file with the St. Johns County Property Appraiser. Use their property search tool to look up your parcel before requesting a review.
Free check or a $1,250 written portability valuation report for settlements.
TRIM notice review and Value Adjustment Board petition support for homeowners.
Data-driven VAB petitions for commercial property owners and investors.