Thinking about a move in St. Augustine and worried about how your property taxes might change? If you have (or had) a Florida homestead, two tools can help: the homestead exemption and portability of your Save Our Homes benefit. Understanding them can protect your budget and make your move smoother. In this guide, you’ll learn what each one does, the deadlines that matter in St. Johns County, and how to file online. Let’s dive in.
Homestead basics in St. Johns County
Owning and occupying a home as your permanent residence on January 1 of the tax year makes you eligible to apply for the Florida homestead exemption. You must hold legal or equitable title and not claim residency-based exemptions elsewhere. The Florida Constitution outlines the structure of the homestead exemption and application basics. You can review those basics in the Florida Constitution.
The homestead exemption reduces your taxable assessed value. The first $25,000 applies to all taxing authorities. An additional exemption applies to the value between $50,000 and $75,000 for non-school taxes. When you apply, you will be asked for Social Security numbers for owners as required by statute.
Save Our Homes cap
Once your homestead is in place, the Save Our Homes (SOH) cap limits increases in your assessed value each year to the lesser of 3% or the change in CPI. Over time, your assessed value may lag your home’s market (just) value. The difference is your “SOH benefit.” Learn more about the cap from this Florida Bar Journal overview.
What portability means
Portability lets you transfer your accumulated SOH benefit to a new Florida homestead, up to a $500,000 maximum. This can lower the assessed value on your next home and reduce your tax bill. Portability is not automatic. You must file a portability application with your homestead application. For a clear local explanation, see the portability overview from the St. Johns County Property Appraiser.
Filing timeline in St. Augustine
- Primary filing window: January 1 through March 1 for the tax year you want the exemption and transfer. File both DR-501 (homestead) and DR-501T (portability) by March 1 for timely consideration. The rules and forms are outlined in Florida Administrative Code Rule 12D-8.0065.
- Portability window: you must establish the new homestead within three tax years after abandoning the prior homestead.
- Processing and notices: the property appraiser reviews applications in spring. If your application is denied, you must be notified by July 1. Your TRIM notice in mid-August shows the results, including any applied portability. See timelines in Florida Statutes Chapter 193.
How to apply in St. Johns County
You can file online or in person with the St. Johns County Property Appraiser (SJC PA).
- File online: Use the SJC PA exemptions portal to submit DR-501 and attach DR-501T in one session.
- File in person: 4030 Lewis Speedway, Suite 203, St. Augustine, FL 32084.
- Need help: Call (904) 827-5500 or visit the SJC PA contact page.
What to prepare before you file:
- Recorded deed or closing statement, or your purchase contract
- Florida driver’s license or ID with your new address
- Vehicle registration and/or voter registration
- Social Security numbers for all owners
- Prior homestead details (parcel ID or a recent TRIM notice, if available)
Example scenarios you can use
Upsizing example: equal or higher value
- Prior homestead just value: $600,000; assessed value: $400,000; SOH benefit: $200,000.
- New home just value: $800,000 (equal or higher than prior).
- Result: You may transfer the full $200,000 SOH benefit (under the $500,000 cap). Your new assessed value becomes $800,000 minus $200,000 equals $600,000. See the county’s description of full transfers in the SJC PA portability guide.
Downsizing example: lower value
- Prior homestead just value: $600,000; assessed value: $360,000; SOH benefit: $240,000.
- New home just value: $450,000 (lower than prior).
- Step 1: Find the ratio of new to prior just values: 450,000 divided by 600,000 equals 0.75.
- Step 2: Multiply the prior SOH benefit by that ratio: 240,000 times 0.75 equals $180,000.
- Result: You may transfer $180,000. Your new assessed value becomes $450,000 minus $180,000 equals $270,000. The proportional rule is explained in the SJC PA portability guide.
Ownership changes and shares
If multiple owners from a prior homestead move to separate homes, the SOH benefit is generally split by ownership shares unless a DR-501TS designation was filed. If spouses combine to form a new homestead, rules allow use of the highest available prior differential up to $500,000. These allocations and procedures are set in Rule 12D-8.0065. If your scenario involves marriage, divorce, or co-owners, build in extra time to gather documents.
Avoid common pitfalls
- Missing the March 1 filing deadline for DR-501 and DR-501T.
- Waiting past the three tax year portability window.
- Assuming portability is automatic. You must file DR-501T.
- Applying before abandoning the prior homestead or before establishing the new one by January 1.
- Submitting forms with incorrect parcel IDs, owner names, or missing Social Security numbers.
For rules, forms, and timing, see Rule 12D-8.0065 and the SJC PA portability page.
What changed for 2025
Starting in 2025, the second $25,000 portion of the homestead exemption for non-school taxes will be indexed for inflation. This is separate from Save Our Homes and does not change the SOH cap or portability rules. The index simply adjusts the exemption amount for non-school levies. See the county’s update on the 2025 homestead exemption change.
Final thoughts
Homestead and portability can meaningfully lower your property tax burden when you move within Florida, especially in St. Augustine’s fast-moving market. The key is timing: establish your new homestead by January 1, file by March 1, and keep an eye on your TRIM notice in August. If you are planning a sale and purchase, it helps to align closing dates and your filing plan early.
If you want a calm, step-by-step strategy for your move in St. Augustine or along the Northeast Florida coast, reach out to Meredith Rowe for concierge guidance that puts your goals first.
FAQs
What is portability in Florida property taxes?
- Portability lets you transfer your Save Our Homes assessment difference to a new Florida homestead, up to $500,000, which can reduce your new home’s assessed value and taxes.
How do I file portability in St. Johns County?
- File DR-501 (homestead) and DR-501T (portability) with the SJC PA, ideally online through the exemptions portal, by March 1 of the tax year.
What is the deadline for homestead and portability?
- The timely filing deadline is March 1 for the tax year you want the exemption and transfer, and you must establish the new homestead within three tax years after abandoning the prior one.
When will I see portability on my tax notice?
- If approved, portability appears on your TRIM notice mailed in mid-August, and the property appraiser must send any denial by July 1.
Can I use portability if my prior home was in another county?
- Yes. The new county coordinates with the prior county to verify your SOH benefit, following the process in Rule 12D-8.0065, as long as you meet the filing and timing rules.
