Mandarin homeowners could face higher property tax bills this fall even though Jacksonville's millage rate hasn't changed, and they have until Tuesday, Sept. 8, to dispute their assessments.

The Duval County Property Appraiser's Office mailed Truth in Millage notices on Saturday, Aug. 15, according to News4Jax. The notices show each property's assessed value, exemptions and proposed tax rates.

Property Appraiser Joyce Morgan told News4Jax that "homeowners should not wait until the deadline to begin the process." Morgan presented an overview of the appeals process to the Southeast Citizens Planning Advisory Committee at the Mandarin Senior Center on May 18.

Why Bills May Rise Despite a Flat Millage Rate

Jacksonville City Council approved the tentative fiscal year 2027 millage rate on July 28, matching last year's rate, according to the Jacksonville Daily Record. But countywide taxable values climbed about 8% from 2024 to 2025, the most recent certified year-over-year data from the Property Appraiser's Office. Real estate values alone rose 8.16%.

A flat tax rate applied to a higher assessed value still produces a larger bill.

For homesteaded properties, Florida's Save Our Homes cap limits the 2026 assessment increase to 2.7%, based on the Consumer Price Index. Nonhomesteaded properties such as rental homes and second homes can see increases up to 10% per year under state law.

What to Check on Your TRIM Notice

Morgan said homeowners should verify their name, ownership information, exemptions and taxable value. Anyone whose property is a primary residence should confirm a homestead exemption appears on the notice. Recent buyers who haven't applied for the exemption can do so at duvalpa.com or in person.

The notices can look like junk mail, Morgan warned. Errors left uncorrected could affect final tax bills mailed in late October or November.

How to File an Appeal Before Sept. 8

Homeowners who disagree with their assessed value should first contact the Property Appraiser's Office for an informal review. The office is open Monday through Friday, 7:30 a.m. to 5:30 p.m., at 231 E. Forsyth St., Suite 270; phone 904-255-5900.

If the informal review doesn't resolve the dispute, homeowners can file a formal petition with the Value Adjustment Board by Sept. 8. Petitions and instructions are available at duvalpa.com or by contacting the VAB at 904-255-5124 or [email protected].

Morgan said homeowners who miss the deadline may qualify as late filers in some circumstances.

What's Ahead: Budget Vote and a November Ballot Measure

The final City Council vote on the fiscal year 2027 budget is set for Tuesday, Sept. 22. Amendment 3, which would expand the homestead exemption and could cost Jacksonville more than $300 million annually by fiscal year 2029, is on the November general election ballot. As we reported Aug. 14, $7.1 million in nonprofit funding is tied to that vote