Example report
This is an example. It is a real JustValue analysis with the property's identity removed — no owner name and no address. The comparable sales are recorded public sales and are shown as they ran.
Here the sales point to $286,170; the county's 2026 preliminary value is $239,075. Compare them yourself — the arithmetic is shown below.
We chose a typical parcel rather than a striking one: this specimen sits at the 47th percentile of the 5,195,401 parcels we have scored.
We show the evidence behind every conclusion. Where our review standards are still being refined, we say so instead of overstating certainty.
The short version
What am I already saving?
Once a homestead exemption is in place, Florida's cap can accumulate savings over time. This property has not begun accumulating that benefit.
| Just value — what the county says it's worth | $239,075 |
| Assessed value — after the annual cap | $239,075 |
| Taxable value — after exemptions | $239,075 |
The 2026 cap is 2.7% — the lower of 3% or the change in CPI, set each January. It is not a flat 3%. Without a homestead exemption, the 10% non-homestead cap applies to non-school levies instead.
What happens to the tax bill after a sale?
This property changed hands in 2025. At this year's just value and this year's rates, the first full year after a sale runs about $1,524 more than the previous owner's position — 56.5% more. Two things happen at once: the previous owner's Save Our Homes cap ends with their ownership, so the assessment returns to just value; and a new owner's own homestead exemption does not begin until the January after they own and occupy the home.
We weren't given the sale price for this property. The figures below are computed from the county's own roll and don't depend on it — a sale price would let us be more precise, and it can be added any time.
| What the previous owner paid, at this year's rates | $2,698 |
| The first year after a sale — assessed at just value, no homestead yet | $4,222 |
| From the second year, with a homestead exemption in place | $3,482 |
next $26,411 above $50,000 exempt from non-school levies only
school 6.3430 mills + non-school 11.3169 mills = 17.6599
What this does not know. Whether a new owner occupies and files for homestead — the last two figures assume it, and the record doesn't say. Whether they carry a Save Our Homes benefit from another Florida homestead, which can move the figure a lot. Millage is set annually; all three figures hold 2026's rates and exemption amounts constant, so what you see is the assessment change alone. The county sets just value — a purchase price is evidence toward it, not a determination. The 10% non-homestead cap applies from year two, not year one.
General Government excluding the Beaches and Baldwin. Atlantic Beach, Jacksonville Beach, Neptune Beach and Baldwin levy their own rates in addition to a lower general-government rate.
Is my assessment reasonable?
These are the nearby sales we relied on: qualified sales (sales between unrelated parties on open-market terms, not transfers between family, foreclosures, or deeds filed to clear up a title). We compare them against your $239,075 2026 preliminary value — a preliminary figure, which can still move before the roll certifies. Florida values property as of 1 January 2026, so the sales below are drawn from before that date — later sales are evidence about a different moment and are not used here. These, and only these, drive any conclusion below.
| Property | Distance | Sold | Price | $/sq ft | Size adj. | At your size | Similar | Built | Sq ft | Land value |
|---|---|---|---|---|---|---|---|---|---|---|
| 6421 BUCKING BRONCO DR | 0.19 mi | 2025-09 | $245,000 | $117.96 | +0.0% | $117.98 | 0.9901 | 2020 | 2,077 | $50,000 |
| 6512 BUCKING BRONCO DR | 0.28 mi | 2025-08 | $287,000 | $146.28 | -0.4% | $145.74 | 0.8993 | 2022 | 1,962 | $50,000 |
| 15679 SADDLED CHARGER DR | 0.13 mi | 2025-10 | $265,000 | $136.53 | -0.4% | $135.93 | 0.8970 | 2020 | 1,941 | $50,000 |
| 6339 BUCKING BRONCO DR | 0.23 mi | 2025-04 | $263,000 | $135.50 | -0.4% | $134.90 | 0.8961 | 2020 | 1,941 | $50,000 |
| 6266 BUCKING BRONCO DR | 0.36 mi | 2025-04 | $269,000 | $138.66 | -0.4% | $138.05 | 0.8954 | 2020 | 1,940 | $50,000 |
| 15384 BAREBACK DR | 0.44 mi | 2025-07 | $295,000 | $148.54 | -0.3% | $148.11 | 0.7985 | 2015 | 1,986 | $48,000 |
| 6214 WILD MUSTANG TRL | 0.09 mi | 2025-04 | $257,300 | $141.84 | -0.9% | $140.58 | 0.7964 | 2021 | 1,814 | $50,000 |
| 15712 EQUINE GAIT DR | 0.27 mi | 2025-09 | $269,000 | $148.45 | -0.9% | $147.12 | 0.7888 | 2022 | 1,812 | $50,000 |
At your size restates each sale's price per square foot as if that home had the same living area as yours. Larger homes sell for less per square foot, so a larger sale's rate is revised up to price a smaller home, and a smaller sale's down. The coefficient is measured in your own county rather than assumed — -0.067, measured within 59 neighborhoods of this county over 3,119 qualified sales — and the adjustments it makes are small: at the widest gap we accept, a sale 30% larger than your home moves about 1.8%. It is the adjusted rate, not the raw one, that the arithmetic below uses.
Similar is how closely each sale matches your property on living area, age, distance and land — 1.0000 would be a match on every one of them. It is also the weight the sale carries below: closer matches count for more.
| How these sales become one figure | |
|---|---|
| $117.98 | weight 0.9901 |
| $134.90 | weight 0.8961 |
| $135.93 | weight 0.8970 |
| $138.05 | weight 0.8954 |
| $140.58 | weight 0.7964 |
| $145.74 | weight 0.8993 |
| $147.12 | weight 0.7888 |
| $148.11 | weight 0.7985 |
| weighted midpoint, at your size | $138.05 per sq ft |
| × your living area | 2,073 sq ft |
| indicated value | $286,178 |
| comparable-sale PPSF range | $281,249 to $302,834 |
| county just value | $239,075 |
Indicated value is the value these comparable sales point to. It is not an opinion of what your home would sell for. The comparable-sale PPSF range is shown beside it — the middle half of the selected comparable-sale evidence, applied to this property's living area. A tightly grouped pool spans little, a scattered one spans more, and that spread is the evidence describing its own strength. This range is descriptive: it is not a statistical confidence interval, and it is not an opinion of what this property would sell for.
The evidence here is reasonable. Worth noting: some sales were set aside as price-per-square-foot outliers.
What did we not look at?
What we did not adjust for, and why
We do not adjust for condition, quality, view or renovation, because the public record does not report them. Someone who walks through a property can judge those things; we work from the record, so rather than estimate them we select comparable sales close enough that they matter less — same neighborhood, similar size, similar age.
What we could not determine
Your county's roll does not record interior condition, renovations or outlook, and it does not say whether a comparable sale had a pool, a new roof or a finished garage. Bedroom and bathroom counts weren't available for this parcel. Any of those could move a value in either direction, and none of them are in this analysis. That is the reason the comparable sales above are drawn tightly rather than widely.
How do I compare to my neighbors?
The question an assessment argument usually skips: not what your home is worth, but whether you are treated like your neighbors.
| Your assessed value per square foot | $115.33 |
| Median across your neighborhood (PA code 41730039) | $119.02 |
| Middle half of that group runs | $110.50 to $122.81 |
| Parcels compared | 375 |
You sit 3.1% below the median, in the lower half of that group. Being below the median does not by itself mean your assessment is right — homes differ. This shows where your property sits, and whether it is worth asking more questions.
Your local market
What has been trading near you. We show only qualified sales. These are not the comparables selected for similarity above; they are simply the market.
These are all recent qualified sales nearby, including any that closed after the 1 January 2026 valuation date. That is why this list can run higher than the sales the analysis above relies on, which stop at that date.
| Property | Sold | Price | Sq ft | $/sq ft |
|---|---|---|---|---|
| 6279 BUCKING BRONCO DR | 2026-05 | $340,000 | 2,685 | $126.63 |
| 6060 BLACK STALLION DR | 2026-04 | $319,700 | 2,664 | $120.01 |
| — | 2026-04 | $264,900 | 2,073 | $127.79 |
| 15655 SADDLED CHARGER DR | 2026-03 | $280,000 | 2,073 | $135.07 |
| 15771 PALFREY CHASE DR | 2026-02 | $274,000 | 1,940 | $141.24 |
| 6433 BUCKING BRONCO DR | 2025-12 | $255,000 | 1,788 | $142.62 |
| 15679 SADDLED CHARGER DR | 2025-10 | $265,000 | 1,941 | $136.53 |
| 15712 EQUINE GAIT DR | 2025-09 | $269,000 | 1,812 | $148.45 |
| 6421 BUCKING BRONCO DR | 2025-09 | $245,000 | 2,077 | $117.96 |
| 6512 BUCKING BRONCO DR | 2025-08 | $287,000 | 1,962 | $146.28 |
| 15712 EQUINE GAIT DR | 2025-05 | $285,000 | 1,812 | $157.28 |
| 6021 BUCKING BRONCO DR | 2025-04 | $219,800 | 1,810 | $121.44 |
Did the county follow the rules?
Every assessment starts with one question: did this year's value follow Florida's rules? We check that calculation every year.
| 2024 → 2025 | not applicable — the homestead status changed, which resets the basis. |
| 2025 → 2026 | not applicable — the homestead status changed, which resets the basis. |
Just value moved down $10,373 (4.2%) year over year.
- Homestead exemption disappeared between the two most recent rolls.
Where the money goes
| School levies | 6.3430 mills |
| County / general government | 11.3169 mills |
| County base rate | 17.6599 mills |
General Government excluding the Beaches and Baldwin. Atlantic Beach, Jacksonville Beach, Neptune Beach and Baldwin levy their own rates in addition to a lower general-government rate. Your parcel's own authority code is GS. School levies are separated because the additional homestead exemption — $26,411 for 2026, indexed to CPI each January — does not apply to them, which is why your school taxable value is higher.
Exemptions you hold
| Homestead | not on record |
| Portability | nothing unclaimed indicated on the record |
| Cap compliance | not applicable this year |
Am I missing exemptions?
Your record shows no exemptions. Every one below turns on personal facts a tax roll does not carry — your age, your household income, a disability rating, your service history, who lives in an added wing. What we can do is show you they exist, and what each one asks for.
Start here
- Senior exemption (limited income) † (s. 196.075(2), F.S.) — requires age 65 or older, permanent residence, and household income within the annual limit (indexed each year from a $20,000 base).
Your county or city must have adopted an ordinance. Ask your property appraiser whether it applies where you live, and for this year's income limit. - Senior exemption (long-term residency, 25+ years) † (s. 196.075(2), F.S.) — requires age 65 or older, household income within the annual limit, the home has been your permanent residence for at least 25 years, and its just value is less than $250,000.
This one can remove the assessed value entirely. It is the most valuable benefit most long-tenured owners have never heard of.
May apply depending on your situation (8)
- Disabled veteran exemption (s. 196.24, F.S.) — requires an honorably discharged ex-servicemember, Florida resident, disabled 10% or more by misfortune or while serving during wartime.
$5,000 off assessed value
Not limited to homestead property. A surviving spouse may carry it over in some circumstances. - Veteran total and permanent service-connected disability (ss. 196.081 and 196.091, F.S.) — requires a Florida resident, honorably discharged, with a service-connected total and permanent disability.
total exemption from ad valorem tax on the homestead
A similar exemption exists for disabled veterans confined to wheelchairs. A surviving spouse may carry it over in some circumstances. - Combat-disabled veteran discount, 65 or older (s. 196.082, F.S.) — requires age 65 or older, partially or totally permanently disabled from service, homestead property.
a discount on assessed value equal to the percentage of the veteran's permanent service-connected disability
Carries over to a surviving spouse who holds title, still lives there, and has not remarried. - Deployed servicemember exemption (s. 196.173, F.S.) — requires deployment during the previous calendar year outside the continental United States, Alaska and Hawaii, on an operation designated by the Florida Legislature.
the percentage of taxable value exempted matches the percentage of the previous year you were deployed on a designated operation
Applies to US military, reserves, Coast Guard and the Florida National Guard. - Widow's or widower's exemption ‡ (s. 196.202, F.S.) — requires you are a widow or widower and have not remarried.
A divorced person is not eligible. - Blind persons exemption ‡ (s. 196.202, F.S.) — requires certification of legal blindness.
- Total and permanent disability exemption ‡ (s. 196.101, F.S.) — requires total and permanent disability; the fuller benefit turns on the nature of the disability and, for some claimants, a household income limit.
- First responder disabled in the line of duty ‡ (s. 196.102, F.S.) — requires total and permanent disability incurred in the line of duty as a Florida first responder.
A related total exemption exists for surviving spouses of first responders who died in the line of duty (s. 196.081(6), F.S.).
Special property classifications (5)
- Living quarters for parents or grandparents † (s. 193.703, F.S.) — requires construction or reconstruction of living quarters for a parent or grandparent aged 62 or older who lives there.
A reduction in assessed value, not an exemption. Your county must have adopted it. - Agricultural classification ‡ (s. 193.461, F.S.) — requires bona fide commercial agricultural use of the land.
A classification, not an exemption — the land is assessed on its agricultural use rather than its market value. - Conservation land ‡ (ss. 193.501 and 196.26, F.S.) — requires a perpetual conservation easement or a qualifying conservation covenant on the land.
- Historic property † (ss. 196.1961 and 196.1997, F.S.) — requires a property listed or contributing in a recognized historic district, and in most local programs, qualifying restoration.
Adopted locally; terms vary. - Renewable energy source device ‡ (s. 193.624, F.S.) — requires a qualifying renewable energy device installed on the property.
Excludes some or all of the device's value from the assessment; the treatment differs between residential and non-residential property.
† This one is adopted county by county. We have not confirmed whether it applies in Duval — ask your property appraiser.
‡ We have not verified the current amount from a primary source, so we are not going to print one. Your property appraiser will confirm it.
Apply through your county property appraiser. Most use Form DR-501; the exceptions are noted above. The deadline for all of them is March 1.
What are my deadlines?
| Exemption applications | March 1 |
| TRIM notice | mailed in August — it carries your own petition deadline, and that date governs |
| Petition to the Value Adjustment Board | 25 days after the TRIM notice is mailed |
| Property fraud alert — free from your clerk | protectyourfloridaproperty.com (Baker, Clay, Duval, Nassau, Putnam, St. Johns) |
| File homestead and portability online, free | homestead.coj.net |
| Portability-only filers: Duval directs you to call | (904) 255-5900 or [email protected] |
Every one of these is free and you can do all of it yourself. We include these resources because homeowners should know the free option before paying anyone — including us. Paid services selling title or deed "protection" are selling you something your clerk already provides at no cost.