NJ has the highest effective property tax rate in the nation. St. Johns County's rate is roughly one-third of what most NJ homeowners pay. Here is the full comparison.
New Jersey retirees moving to St. Augustine typically see the largest combined tax savings of any buyer group in this market — because they are escaping both a significant state income tax and the nation's highest property tax burden simultaneously. The savings are real and they compound over time. The nuances worth understanding before you budget: NJ's pension exemption rules, the St. Johns County Save Our Homes reset on year-one property tax, and the CDD fees that vary by community in this market.
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Talk to a Specialist →New Jersey's average effective property tax rate is approximately 2.2% — the highest in the nation. On a $450,000 home in NJ, that averages $9,900/year. Some Bergen County, Morris County, and Essex County communities run considerably higher.
St. Johns County 2025 millage: 13.47 mills (1.347% effective rate before exemptions). On a $450,000 home with the standard $50,000 homestead exemption, year-one tax: approximately $5,388. That is a $4,512 annual reduction from the NJ average — $376/month back in your pocket, every year, without accounting for Save Our Homes cap benefits that further reduce your tax in years 2 through 10.
| Home Value | NJ Tax (est. 2.2% rate) | St. Johns County Tax (Year 1) | Annual Property Tax Savings |
|---|---|---|---|
| $375,000 | $8,250 | $4,385 | $3,865 |
| $425,000 | $9,350 | $5,051 | $4,299 |
| $475,000 | $10,450 | $5,725 | $4,725 |
| $525,000 | $11,550 | $6,399 | $5,151 |
New Jersey taxes most retirement income at rates from 1.4% to 10.75%. The key nuances for NJ retirees:
| Income Source | NJ Treatment | Florida Treatment | Savings |
|---|---|---|---|
| Social Security | Exempt (NJ) | Exempt (no state tax) | $0 — already exempt in NJ |
| Pension (< income threshold) | Exempt if under income limit | Exempt | $0 if under NJ threshold |
| Pension (above income threshold) | Taxable at 5.525%–10.75% | Exempt | Significant — depends on income |
| IRA / 401(k) distributions | Taxable at marginal rate | Exempt | Significant — depends on withdrawal amount |
| Investment income | Taxable | Exempt | Depends on portfolio |
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On a $425,000 St. Augustine home vs a $425,000 NJ home, estimated 10-year cumulative property tax savings (before CDD): approximately $37,000–$43,000, growing each year as the SOH cap holds your Florida bill flat while NJ property taxes continue rising. Add state income tax savings on IRA distributions of $50,000/year at an NJ effective rate of 6%: approximately $3,000/year × 10 = $30,000. Combined savings: $67,000–$73,000+ over 10 years on these assumptions, before accounting for any CDD at the Florida community. That is meaningful even after subtracting Parkland Preserve's CDD at the high end ($39,240 over 10 years).
NJ buyers in this market tend to look for quality construction, community density with active social programming (similar to the active-adult lifestyle in NJ shore communities and 55+ developments in Ocean and Monmouth counties), and commute-accessible proximity to a major airport. Jacksonville International is approximately 30–35 minutes from most St. Johns County 55+ communities — comparable to many NJ residents' current airport commute.
WaterSong at RiverTown — largest community, river amenities, dual-clubhouse structure comparable to larger NJ active-adult communities. Reverie at Silverleaf — no CDD, active construction, strong value for NJ buyers who have been paying $9,000+/year in property taxes and want the lowest possible carrying cost in Florida.
NJ buyers moving to St. Augustine typically see the largest combined tax savings of any buyer group in this market. An agent can help you run the specific comparison for your income and home price situation.
Connect with a Local Agent →NJ effective property tax rate approximately 2.2% statewide average — varies significantly by municipality. NJ income tax rates 2025: 1.4%–10.75%. NJ pension exemption thresholds approximate — verify current limits at nj.gov/treasury/taxation. Florida has no state income tax. Property tax estimates use St. Johns County 2025 millage of 13.47 mills. Consult a CPA for your specific tax situation. This page is for research purposes only.
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