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Florida · Duval CountyDuval County, FL property taxes. Values cooled. Check yours.
In January 2026, the typical home in Duval County was worth about $294,000, 7.2% below the November 2022 peak of $317,000. If your assessment still reflects peak-era prices, a petition may be worth filing.
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What Duval County home values did
Duval County values peaked in November 2022 and were 7.2% lower by January 2026. In the year to January 2026, they fell 3.9%. That's in line with Florida as a whole (-3.6%).
Values have been roughly flat since January, through August 2026.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $224,000 | +9.8% |
| January 2022 | $273,000 | +21.9% |
| January 2023 | $314,000 | +15.0% |
| January 2024 | $309,000 | -1.3% |
| January 2025 | $306,000 | -0.9% |
| January 2026 | $294,000 | -3.9% |
| August 2026 (latest) | $295,000 | +0.0% since January |
Peak since 2021: $317,000 in November 2022. January 2026 was 7.2% below it.
Where Duval County values fell most
Every Duval County place with enough data, ranked by the gap between January 2026 and its post-2021 high. Each links to its own guide.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Jacksonville | $285,000 | -4.0% | -7.3% |
| Baldwin | $209,000 | -2.6% | -5.1% |
| Jacksonville Beach | $631,000 | -3.6% | -4.3% |
| Atlantic Beach | $697,000 | -4.1% | -4.3% |
| Neptune Beach | $759,000 | +1.0% | At peak |
What to check on your notice
If your 2026 notice shows a higher value than last year, ask why. The typical Duval County home lost 3.9% over the same stretch. A higher number can still be right for a specific home, for example after a remodel, but the property appraiser should be able to explain it.
Keep the state's limits in mind: Homestead (Save Our Homes): assessed value can rise each year by no more than the lower of 3% or the change in the Consumer Price Index. Non-homestead residential property has a 10% annual assessment limit. Both reset to just value after a change of ownership or control, with exceptions.
How a Florida petition works
Values in Duval County are set by the local property appraiser, and the petition starts there. The rules below apply statewide; your notice has the exact dates and office for your property.
| Who sets the value | Property appraiser. Each county has an elected property appraiser who sets just (market) value. A county Value Adjustment Board (VAB) hears petitions, usually with a special magistrate. |
|---|---|
| Valuation date | January 1 |
| Your notice | TRIM notice (Notice of Proposed Property Taxes) |
| Deadline | File your VAB petition on or before the 25th day after the property appraiser mails the TRIM notice. TRIM notices go out in mid-August in most counties. Exemption, classification, and deferral disputes get 30 days. |
| First step | Optional informal conference with the county property appraiser, then a hearing before the county Value Adjustment Board (usually run by a special magistrate). |
| If you still disagree | Circuit court, generally within 60 days of the assessment being certified for collection or of the VAB decision. |
| Form | Form DR-486, Petition to the Value Adjustment Board |
| Fee | Set by each county VAB, capped by statute at $50 per parcel. No fee may be charged for homestead exemption denial or tax deferral denial appeals, and the fee is waived for eligible temporary assistance recipients. |
Reading this in fall 2026? The 2026 window has closed: TRIM notices went out in mid-August and the 25-day petition deadline fell in September. A late petition is only accepted if the board finds good cause (extraordinary circumstances) before a hearing is scheduled. Your next realistic chance is 2027: values are set as of January 1, 2027, TRIM notices arrive around August 2027, and you then have 25 days from the mailing date printed on your notice. You can ask the property appraiser for an informal conference at any point, which does not replace the petition.
- The petition clock starts at the mailing date of the TRIM notice, not when you open it.
- An informal conference with the property appraiser is allowed but is not a required step and does not pause the 25-day deadline.
- A homeowner who is not satisfied with the VAB can sue in circuit court, but must pay at least the tax admitted in good faith owed first.
Find your local office in the Florida Department of Revenue local officials (property appraisers, VABs).
Building a Duval County case
The numbers above describe the typical Duval County home, not yours. Duval County is part of the Jacksonville metro, but your evidence should be local. Sales a few streets away usually beat sales across the metro.
- Bring comparable sales near January 1 of the assessment year, since Florida values are as of that date.
- Send your evidence list and copies to the property appraiser at least 15 days before the hearing; the appraiser must send you theirs, including the property record card, by the same deadline.
- Challenging value means proving by a preponderance of the evidence that the assessed value is wrong, so documented sales and condition issues matter.
- Evidence the appraiser asked you for in writing but you withheld cannot be used at the hearing.
Get your Duval County appeal report
Start with your address. Vulorean checks your assessment against recent comparable sales and builds a value report you can bring to your Florida petition. Eligible reports are free during launch; an account is required and local filing fees are separate.
Check my property and get a report →Vulorean was built for California first. Florida forms, deadlines and filing rules vary, so confirm them with your local office before filing. If something in your report looks wrong, email support@vulorean.com and we'll get it fixed.
Home values: Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted, through August 2026, from Zillow Research. Rules: Florida Statutes 194.011, assessment notice and petitions, Florida Statutes 194.013, filing fees, Florida Statutes 194.032, VAB hearings timetable, Florida Statutes 194.171, circuit court deadline. Vulorean is an independent service, not a government office. Confirm dates and forms with your local office.