St. Johns County Property Tax Rates: What You'll Pay
St. Johns County's millage rate for 2025 is approximately 14.15 mills, meaning you pay $14.15 per $1,000 of assessed value after exemptions. On a $400,000 home with a $50,000 homestead exemption, expect annual property taxes around $4,953.
That's noticeably higher than Jacksonville's Duval County, where the combined millage rate sits closer to 12.5 mills. The trade-off: St. Johns County schools consistently rank among Florida's best, and city services in St. Augustine are generally well-funded.
Apply for your homestead exemption before March 1 of the year following your purchase. It caps your annual assessment increase at 3% and exempts $50,000 from your assessed value—$25,000 off all taxes, plus an additional $25,000 off non-school taxes. Miss the deadline and you'll pay full freight for that tax year.
If you're buying in the St. Augustine Historic District, check whether your property qualifies for historic preservation tax exemptions. Some owners see modest reductions if they maintain period-appropriate exteriors and follow preservation guidelines.
Utility Costs: Electric, Water, and What Summer Actually Costs
St. Augustine's electric provider is Florida Power & Light (FPL). Average monthly bills run $150–$220 for a 1,500–2,000 sq ft home, but summer air conditioning pushes that to $250–$350 from June through September. Older homes without updated HVAC or sufficient insulation can hit $400+ in peak months.
Water and sewer service through the City of St. Augustine runs approximately $70–$100 monthly for a typical household. St. Johns County Utility Department serves areas outside city limits with similar rates. Add another $20–$30 for trash and recycling collection.
Internet and cable: Comcast Xfinity is the primary provider, with fiber available in select areas. Expect $60–$120 monthly depending on speed. AT&T offers DSL and limited fiber in some neighborhoods.
Stormwater fees apply if you're within city limits—typically $8–$15 monthly, billed with your water. It funds drainage infrastructure, especially important given St. Augustine's coastal flooding vulnerability during heavy rain and king tides.
Total monthly utilities (electric, water, sewer, trash, internet): budget $300–$500 for a standard home, more in summer or for larger properties.
HOA Fees and Community Assessments You Didn't Expect
Many St. Augustine neighborhoods—especially newer developments like Silverleaf, Julington Creek, and South Hampton—have mandatory HOA fees ranging from $50 to $300+ monthly. Gated communities with amenities (pools, clubhouses, staffed gates) can exceed $500 monthly.
Older neighborhoods closer to downtown typically don't have HOAs, but you'll sacrifice amenities and sometimes uniformity in property maintenance. Condo and townhome communities almost always carry HOA fees, often $250–$600 monthly, covering exterior maintenance, insurance, and shared spaces.
Special assessments happen. If your community needs a new roof on the clubhouse or road repaving, you could face a one-time bill of $2,000–$10,000 depending on the project scope. Review HOA meeting minutes and reserve fund balances before closing—healthy reserves mean fewer surprise assessments.
CDD (Community Development District) fees are common in newer subdivisions. These aren't HOA fees—they're additional taxes funding infrastructure like roads, drainage, and street lights. CDD assessments appear on your property tax bill and can add $1,000–$3,000 annually. They're not negotiable and often last 20–30 years.
Flood Insurance: Required for More Properties Than You Think
St. Augustine sits on the coast with extensive AE and VE flood zones. If you're financing a property in a Special Flood Hazard Area (SFHA), lenders require flood insurance. Policies through the National Flood Insurance Program (NFIP) average $500–$1,800 annually depending on your zone and elevation.
Even if you're not in a flood zone, consider it anyway. St. Augustine experiences king tide flooding, nor'easters, and tropical systems. A standard homeowners policy excludes flood damage entirely—you'll pay out of pocket if water intrudes.
Private flood insurance has become competitive in Florida. Shop beyond NFIP; private carriers sometimes offer better rates and higher coverage limits, especially for properties with recent elevation certificates or flood mitigation improvements.
Elevation certificates cost $400–$800 but can significantly reduce your premiums if your home sits above base flood elevation. If the previous owner doesn't have one, order it during your due diligence period.
Homeowners Insurance: Why St. Augustine Costs More Than Inland Florida
Annual homeowners insurance in St. Augustine averages $2,500–$5,000 for a standard home, double what you'd pay in inland markets. Coastal wind exposure drives the increase—even if you're a mile from the ocean, insurers price for hurricane risk.
Citizens Property Insurance Corporation is Florida's insurer of last resort, often the only option for older homes or properties previously claimed for hurricane damage. Citizens policies run $4,000–$8,000+ annually and come with higher deductibles and coverage limits.
Roof age matters. Many carriers won't insure homes with roofs older than 15–20 years, and some require complete replacement at closing. Budget $8,000–$15,000 for a new asphalt shingle roof on a typical single-family home.
Get insurance quotes before you make an offer. Uninsurable properties kill deals, and discovering a $6,000 annual premium after going under contract creates budget problems. Your real estate agent should connect you with an insurance broker familiar with St. Augustine's coastal market early in your search.
Hidden Costs Specific to St. Augustine Homeownership
Historic homes require specialized contractors for repairs. Replacing wood siding, repairing plaster walls, or restoring original windows costs more than modern materials. Budget 20–30% above standard renovation costs if you're buying a pre-1940 home.
Termite and moisture damage are common in older coastal construction. Annual termite contracts run $300–$600, and remediation for active infestations can hit $2,000–$5,000. Pre-purchase pest inspections are non-negotiable in St. Augustine.
Hurricane prep isn't optional. Budget for storm shutters ($1,500–$5,000 depending on window count) or impact-resistant windows ($15,000–$40,000 for a full home). Insurance discounts often offset costs over time, and peace of mind during hurricane season is worth it.
Lawn and landscape irrigation: summer heat and sandy soil mean automatic sprinkler systems are standard. If your property doesn't have one, installation runs $2,500–$5,000. Monthly water use for irrigation adds $30–$80 to your utility bill during dry months.
If you're comparing overall costs to nearby markets, moving to St. Augustine vs Jacksonville involves trade-offs—St. Augustine delivers coastal charm and higher property appreciation but comes with meaningfully higher insurance and tax costs.
Agent's take: I've seen buyers walk away from deals after discovering a $7,000 annual insurance premium or a $3,500 CDD fee they didn't budget for. Get your insurance quotes and review the full tax bill—including non-ad valorem assessments—before you make an offer. St. Augustine's charm costs more to maintain than most people expect.
Frequently Asked Questions
Are property taxes higher in St. Augustine or Jacksonville?
St. Augustine's St. Johns County has a higher millage rate (approximately 14.15 mills) compared to Jacksonville's Duval County (around 12.5 mills). On a $400,000 home, you'll pay roughly $500–$700 more annually in St. Johns County, though school quality and city services are often rated higher.
How much are utilities in St. Augustine per month?
Expect $150–$350 for electricity (higher in summer), $70–$100 for water and sewer, $20–$30 for trash, and $60–$120 for internet. Total monthly utilities typically run $300–$500 for a standard home, excluding HOA or CDD fees.
Do I need flood insurance if I'm not in a flood zone in St. Augustine?
Lenders require flood insurance if you're in a Special Flood Hazard Area, but even properties outside flood zones should consider it. St. Augustine experiences king tides, heavy rain flooding, and tropical storms—standard homeowners policies exclude flood damage entirely.
What are CDD fees and do all St. Augustine homes have them?
CDD (Community Development District) fees are additional property taxes funding infrastructure in newer subdivisions. Not all homes have them—primarily newer developments built in the last 20 years. CDD fees add $1,000–$3,000 annually to your tax bill and typically last 20–30 years.
Get a Full Cost Breakdown Before You Buy
I'll walk you through real numbers—property taxes, insurance quotes, HOA fees, and hidden costs—for any St. Augustine property you're considering. Let's make sure your budget works before you make an offer, not after. Reach out and we'll start with the actual costs.
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