In the River City, a VA loan is the ultimate “offensive” tool to get you into a home with $0 down. But once you have the keys, Florida’s unique property tax laws act as your “defense,” helping you keep that home affordably for decades.
If you are a Veteran or active-duty member PCSing to NAS Jacksonville or NS Mayport, understanding these exemptions is a critical part of your financial mission. At The Herd Lending, your premier mortgage lender in Jacksonville, FL, we don’t just calculate your interest rate; we factor these local tax savings into your pre-approval to give you a true picture of your buying power.
1. The 100% Total & Permanent Disability Exemption
This is the single most powerful property tax benefit in the country. If you are an honorably discharged Veteran with a 100% service-connected, total, and permanent disability (or an un-remarried surviving spouse), you may be entitled to a complete exemption from ad valorem property taxes on your primary residence.
- The Financial Impact: In Jacksonville neighborhoods like Riverside, Mandarin, or Oceanway, property taxes can easily range from $3,000 to $8,500 per year.
- The Herd Advantage: When we calculate your monthly PITI (Principal, Interest, Taxes, and Insurance), we can often exclude the tax portion of the escrow if you provide your VA disability letter. This drastically lowers your monthly payment and can help you qualify for a much higher purchase price.
2. The $5,000 Disability Discount (10% or Greater)
For the thousands of Jacksonville Veterans who don’t have a 100% rating, Florida still offers significant relief. Any honorably discharged Veteran with a service-connected disability of 10% or more is entitled to a $5,000 reduction in their property’s assessed value.
This benefit is applied on top of the standard $50,000 Florida Homestead Exemption. Most importantly, once you apply for these benefits, your home is protected by the “Save Our Homes” assessment cap, which prevents your property’s taxable value from increasing by more than 3% annually, regardless of how fast Jacksonville’s real estate market grows.
3. Combat-Related Tax Discounts (Age 65+)
Northeast Florida is a top destination for military retirees. If you are age 65 or older and have a combat-related disability, you qualify for an additional discount. This is a percentage reduction of your property taxes equal to your disability rating.
- Example: If you are a 70-year-old Veteran with a 60% combat-related disability, your property tax bill is slashed by 60% after all other exemptions are applied.
4. Deployment Exemptions for Active Duty (2025 Updates)
For those currently stationed at Mayport or NAS Jax, Florida offers a specific reward for your service downrange. If you were deployed outside the continental U.S. during the previous calendar year in support of designated operations (such as Operation Inherent Resolve or Operation Noble Eagle), you can receive an Additional Deployed Military Exemption.
This is not a flat rate; it is a prorated exemption based on the number of days you were deployed. If you were gone for 182 days, you receive a 50% exemption on your home’s taxable value for that year. Unlike other exemptions, you must apply for this every year that you deploy.
5. How to File in Duval County
Filing for these exemptions is a specific process that must be completed through the Duval County Property Appraiser.
- The Deadline: You must file by March 1st of the tax year.
- The Process: You can file your initial Homestead and Disability exemptions online via the Duval County Property Appraiser website or in person at the downtown office at 231 E. Forsyth St., Suite 260.
- Late Filing: If you missed the March 1st deadline due to deployment or medical reasons, you can file a “Late Application” up until the Value Adjustment Board (VAB) deadline in mid-September, though a $50 filing fee may apply.
6. New for 2025: Surviving Spouse Protections (HB 217)
Recent Florida legislation has made it easier for surviving spouses to claim these benefits. Starting in 2025, if a Veteran passes away before the VA officially issues their total disability letter, the surviving spouse can now produce that letter to the property appraiser later and have the exemption applied retroactively. This ensures military families are protected even during the most difficult transitions.
Why Work with a Jacksonville VA Specialist?
Jacksonville is a military town, but many national call-center lenders don’t understand the nuances of Duval County taxes. They might over-estimate your escrow account, making your monthly payment look higher than it actually is.
At The Herd Lending, we are your local mortgage lender. We live here, we work here, and we know exactly how to leverage Florida law to make your homeownership dreams a reality.
Want to see exactly how a 100% or 10% disability rating changes your monthly payment?