Find a Duval County Property Record — Then Read the RE Number, Values, Maps & Official Next Steps
The Duval County Property Appraiser’s online property-search system lets the public look up real estate records, property characteristics, value summaries, exemptions, maps and sales information. The key parcel identifier is the RE #, often displayed in a format such as 075015-0000.
This guide explains exactly how to search by RE number, owner name or property address, how to read the property detail page, which office handles taxes or deeds, and how to avoid common mistakes with Homestead, Save Our Homes, TRIM notices and VAB appeals.
Which Duval County office handles your property question?
Many users search “Duval County Property Appraiser” when they actually need a tax bill, recorded deed, appeal form, Homestead filing, zoning answer or map. Start with the office that legally handles your task.
| What you need | Correct office or system | Use it for |
|---|---|---|
| Search a property record | Duval County Property Appraiser | RE #, owner, address, values, exemptions, property use, building and land data. |
| View a parcel on the map | Duval Property Map / JAXGIS | Parcel location, RE number labels, owner labels, map layers, buffer tools and map context. |
| Apply for Homestead or portability | Property Appraiser Customer Service / Exemptions | Homestead, other personal exemptions and Transfer of Assessment Difference / portability. |
| Pay property tax | Duval County Tax Collector | Tax bills, real estate tax payments, TPP tax payments, discounts, delinquency and payment fees. |
| Find a deed, mortgage, lien or judgment | Duval County Clerk of Courts Official Records | Recorded legal documents, party-name search, instrument number, document type, record date and book/page search. |
| Appeal value, exemption denial or portability issue | Duval County Value Adjustment Board | VAB petitions, filing fee, hearings, evidence rules, status checks and appeal deadlines. |
| Dispute a millage rate | Taxing authority / budget hearing | City, school board or other taxing authority budget and millage decisions. |
How to search Duval County property records
The official real estate search is the safest starting point for current Duval County property-appraiser data. Search by RE # when you know it. Otherwise search by address or owner name, then verify the matching parcel before relying on any value or exemption result.
- Open the official Duval Property Appraiser search.
Use paopropertysearch.coj.net/Basic/Search.aspx for live real estate records. - Search by RE # if available.
The RE # is the cleanest match because it points to a specific real estate account. Forms may ask for the number without dashes. - Search by address when you do not know the RE #.
Use the physical property address. If the search fails, remove street type, simplify spelling, or search only the main street name. - Use owner search carefully.
Common names, trusts, LLCs, estates and prior owners can return several results. Confirm address and RE # before using the record. - Open the full property detail page.
Do not stop at a search result row. The detail page can show property detail, value summary, taxable values, exemptions, PRC links, GIS map links and related tools. - Check the value year.
Duval records can show both 2025 Certified values and 2026 In Progress values. In-progress values can change during the valuation process. - Save the RE #.
Use it when contacting the Property Appraiser, checking the map, reviewing tax information, researching deeds or filing a VAB petition.
RE # search
Use the real estate number when it appears on a prior record, tax bill, closing document, property detail page or map result.
Address search
Use the physical site address, then verify city, ZIP, owner and RE # before relying on the record.
Owner search
Use owner search for research, but confirm every match because names can be common, corporate, trust-based or outdated.
Duval County RE # guide
Duval County property records commonly use a Real Estate Number, shown as RE #. On property detail pages it may appear with a dash, such as 075015-0000. In some forms and search fields, the number may be entered without dashes, such as 0750150000.
RE # formatter helper
Paste a Duval RE number with or without dashes. This helper only cleans the format in your browser; it does not search or send information anywhere.
How to read a Duval County property detail page
The property detail page is where the useful information appears. Read it in sections instead of treating the whole page as one number.
Do not start with the tax bill
Start with the property record. Confirm the RE #, primary site address, owner display, tax district, property use, building count and value year. Then decide whether you need the Tax Collector, Clerk, VAB or another office.
| Record field | What it means | Common mistake |
|---|---|---|
| RE # | Duval’s main real estate account / parcel reference on the property detail page. | Using a similar owner-name result without confirming RE # and address. |
| Primary site address | The property’s physical location for the assessment record. | Confusing it with mailing address or owner contact location. |
| Owner display | The owner information used in the assessment database. | Treating it as a title insurance opinion. |
| Tax district | A code connected to taxing-area treatment for that parcel. | Assuming one countywide millage rate applies to every parcel. |
| Property use | Assessment-use classification such as residential, commercial, governmental or other category. | Treating property use as zoning approval. |
| Official record book/page | A recording reference where shown on the property detail page. | Not checking the Clerk’s Official Records when legal document proof is required. |
| Value Summary | Just/Market Value, Assessed Value, exemptions and taxable-value context by year. | Using “In Progress” values as final current-year tax liability. |
| Property Record Card / PRC | A record-card snapshot tied to tax-roll certification years. | Ignoring the year of the PRC when comparing old values. |
Duval County values: 2025 Certified vs 2026 In Progress
Duval property detail pages can show certified and in-progress value columns. This is important because the last certified tax roll can be the basis for the last property-tax bill, while in-progress values can still change during the current assessment cycle.
Do not compare the wrong numbers
- Just / Market Value is the Property Appraiser’s market-value concept for assessment purposes.
- Assessed Value can be lower because of Save Our Homes, classification rules or other assessment limitations.
- Taxable Value generally starts from assessed value minus applicable exemptions.
- Different taxing authorities can show different taxable values because exemptions do not always apply the same way.
The Tax Collector handles payment
- One mill equals $1 per $1,000 of taxable value.
- The complete bill can include multiple taxing authorities.
- Non-ad-valorem assessments may not be calculated as taxable value × millage.
- Property-tax bills are handled by the Duval County Tax Collector.
Quick millage calculator: one authority only
This browser-side calculator shows what one millage component produces. It does not estimate the complete Duval County property-tax bill because a complete bill can include several taxing authorities, different taxable values, discounts, penalties and non-ad-valorem assessments.
Florida property-tax cycle for a Duval record
Duval property map and sales research
The Duval property map is useful when you need location context, nearby parcels, RE number labels, owner labels, parcel search, address search, city/ZIP filters, layers or buffer tools. It is not a legal survey and should not be used as final proof of boundary, easement or title.
Assessment and location research
- Finding a parcel on the map.
- Comparing nearby properties.
- Displaying labels by RE # or owner.
- Using selectable layers and buffer tools.
- Opening parcel context before contacting an office.
Legal boundary or title work
- Boundary survey.
- Title insurance search.
- Legal easement determination.
- Zoning confirmation.
- Buildability decision.
- Open the official Duval Property Map.
Use maps.coj.net/duvalproperty. - Choose the search type.
The map interface supports parcel, address, street and EDA-style search options. - Enter RE number, owner, property address, city or ZIP.
Narrow broad searches because the map warns that results returned will not exceed 1,000. - Choose labels carefully.
Display labels by RE # when doing parcel research; use owner labels cautiously because public-record ownership may not prove current residence. - Use layers and tools as research aids.
Do not use a map screenshot as legal boundary proof.
Duval Homestead, exemptions and portability
Duval County’s online Homestead system says it is for Homestead and other personal exemptions, and that portability can also be filed through the online Homestead application where applicable. The office must reflect ownership in your name before the online system can process the application.
January 1 status matters
Florida Homestead generally depends on ownership, permanent residence and January 1 status for the tax-roll year.
March 1, 2026
Duval’s official 2026 posting says the timely Homestead filing deadline for the 2026 Tax Roll is March 1, 2026.
Allow ownership processing
The online Homestead system says if you recently closed, allow the office 60 days from closing to process the deed and ownership change.
- Search your property record first.
Confirm the RE # and verify that ownership is showing correctly. - Open the official online Homestead system.
Use homestead.coj.net. - Prepare residency documents before you start.
The online system warns that applications must be completed in one session and can time out after 60 minutes of inactivity. - Use a desktop or laptop when possible.
The official online application notes that mobile devices may not fully support all features. - Print or save your receipt.
The system says the printed application copy is your confirmation that you applied. - Submit extra documents if requested.
If the system produces a list of missing documents or forms at the end, those items must be submitted to complete the application. - Later verify the exemption on the property record.
Do not assume the benefit is applied until it appears for the correct tax year or the office confirms status.
TRIM notices and Duval County VAB appeals
A TRIM notice is a Notice of Proposed Property Taxes. It is not the final tax bill and should not be “paid.” Use it to review proposed values, exemptions, taxable values, proposed taxes, proposed millage, hearing information and the VAB filing deadline.
What to check first
- RE # and property address.
- Just / Market Value.
- Assessed Value.
- Exemptions and taxable values.
- Proposed taxes and hearing details.
- VAB deadline printed on the notice.
What VAB can review
The Duval County VAB reviews appeals from Property Appraiser decisions, including value assessments, exemption denials, agricultural / greenbelt classification denials and portability appeals. It does not collect taxes.
| Your concern | First route | Do before filing |
|---|---|---|
| Value appears too high | Property Appraiser review → possible VAB | Check property facts, condition evidence and comparable sales. |
| Homestead or exemption missing | Exemptions Division → possible VAB | Verify application status, ownership update and tax year. |
| Portability issue | Property Appraiser → possible VAB | Review prior Florida Homestead and transfer documents. |
| Millage rate too high | Taxing authority / budget hearing | VAB is not the board that sets millage rates. |
| Need to pay tax | Duval County Tax Collector | Use the Tax Collector, not the VAB or Property Appraiser. |
Check current fee
Duval VAB materials discuss a filing fee up to $50 per parcel, with exemptions or reduced/waived fees for certain categories. Verify your petition type before paying.
Good cause is not automatic
Late petitions can require a good-cause explanation and verifiable documentation. Do not assume a late petition will be accepted.
Appeal does not equal nonpayment
The VAB page tells taxpayers making partial payments under Florida law to contact the Tax Collector first.
Deeds, mortgages, liens and owner updates
Property Appraiser records and recorded legal documents are separate systems. If you need a deed, mortgage, lien, judgment, satisfaction, certified copy or recording proof, use the Duval County Clerk of Courts Official Records system.
Clerk of Courts
The Clerk’s Official Records Department keeps recorded instruments in Duval County, including deeds, mortgages, judgments, claims of lien and other recorded documents.
Property Appraiser
The Property Appraiser ownership display supports assessment administration. It can update after deed recording and should not be treated as legal title proof.
- Search the Duval Property Appraiser record and save the RE #.
- Open the Duval Clerk Official Records search.
- Search by party name, instrument number, document type, record date, book/page or case number where applicable.
- Open the matching document and verify names, recording date and legal description.
- Use certified copies when an agency, lender, title company or court requires certified proof.
- If the deed is recorded but the appraiser record still looks old, contact the appropriate office rather than filing a new deed just because the display is delayed.
Duval County property-record troubleshooting
Address search returns no result
Try the RE # if you have it. Otherwise simplify the address, remove street type, remove unit detail, search by street name only, or use the map search. If the property is newly created, recently split or part of a condo/multi-parcel site, results may require extra verification.
Owner search shows several properties
Compare the primary site address, RE #, city, ZIP, mailing address and property use. Do not rely on an owner-name match alone, especially for trusts, LLCs, estates, common names or recently sold properties.
The record shows 2025 Certified and 2026 In Progress values
This can be normal. Certified values are tied to the certified roll, while in-progress values are part of the working tax roll and can change during the valuation process. Verify final tax information with the Tax Collector when billing begins.
The seller’s tax bill looks low
A seller may have Homestead, Save Our Homes protection or portability history. After a qualifying ownership change, a buyer’s future assessment and tax bill can be materially different. Use official current tools and do not copy the seller’s tax amount as your forecast.
Homestead application says ownership is not posted
The official Duval online Homestead system says the Property Appraiser’s office must reflect the property ownership in your name before online processing can occur. If you recently closed, the system says to allow 60 days for deed and ownership-change processing.
The map boundary looks wrong
Use the map for assessment research and location context, not for legal boundary proof. Boundary, easement and title questions may require Official Records, a title professional, attorney or surveyor.
Property use does not match zoning
Property use on an appraiser record is an assessment classification. Zoning, land-use permission, permits and buildability should be verified through the City of Jacksonville, applicable municipality or zoning/planning authority.
I only need to pay my tax bill
Use the Duval County Tax Collector. The Property Appraiser determines values and exemptions; the Tax Collector handles real estate and tangible personal property tax payments.
Duval County Property Appraiser contact information
Use the division that matches your question. For sensitive documents, verify the current submission method on the official website before sending personal information.
Duval County Property Appraiser
Property Appraiser: Joyce Morgan, CFA
Address:
231 E. Forsyth St., Suite 270
Jacksonville, FL 32202
Office hours:
Monday–Friday, 7:30 a.m.–5:30 p.m.
General website/service questions:
paadmin@coj.net
Task-based shortcuts
- Customer Service / Exemptions: 904-255-5900 · pacustserv@coj.net
- Residential Appraisal: 904-255-5902
- Commercial Appraisal: 904-255-5901
- Land Records: 904-255-5904 · paolrec@coj.net
- Tangible Personal Property: 904-255-5903 · patpp@coj.net
- Property-tax payment: Tax Collector 904-255-5700, option 4
- VAB Clerk: 904-255-5124
Official Duval County property resources
Use these official sources when you need the live record, current filing system, tax payment, recorded document, VAB petition or final deadline verification. This page explains the workflow so you are not left with a link list only.
Duval County Property Appraiser FAQs
1. What is the official Duval County property search?
The official real estate property-search system is hosted at paopropertysearch.coj.net. Use it to search Duval County property records by RE number, owner name or property address, then open the full property detail page before relying on values or exemptions.
2. What is a Duval County RE number?
The RE number, or RE #, is Duval County’s main real estate account reference on property records. It can appear with a dash, such as 075015-0000, while some forms or URLs may use the number without the dash.
3. Can I search Duval property records by owner name?
Yes, but owner-name searches should be verified carefully. Common names, trusts, LLCs, estates and prior-owner records can produce multiple results. Always confirm the property address and RE #.
4. What does 2026 In Progress mean on a Duval property record?
In Progress values are part of the working tax roll and can change during the valuation process. Certified values are tied to the certified roll. Do not use in-progress values as a final tax bill.
5. Does the Duval County Property Appraiser collect property taxes?
No. The Property Appraiser determines values, maintains assessment records and administers exemptions. The Duval County Tax Collector handles property-tax bills and payments.
6. Where do I pay Duval County property taxes?
Use the Duval County Tax Collector’s official property-tax page or online payments page. Confirm the tax year, balance, discount or penalty status, payment method and any processing fee before submitting payment.
7. Where do I find Duval County deeds or liens?
Use the Duval County Clerk of Courts Official Records search for recorded deeds, mortgages, liens, judgments and related documents. A property-appraiser ownership display is not legal title proof.
8. Can I file Duval Homestead exemption online?
Duval County provides an online Homestead exemption application system. The property ownership must be posted in your name for online processing, and some special situations may require in-person filing.
9. Is the Duval property map a legal survey?
No. The Duval property map is useful for parcel location, map layers and assessment research, but it is not a substitute for a boundary survey, title search, easement review or zoning confirmation.
10. How do I appeal a Duval County property assessment?
First review the property record and TRIM notice, then identify whether the issue is value, exemption, classification, portability, millage or tax payment. Eligible assessment and exemption disputes can be routed to the Duval County Value Adjustment Board, but you must verify the current deadline, form, filing fee and payment rules.