Nassau County property taxes
Nassau County — Fernandina Beach and Amelia Island, Yulee, Callahan and Hilliard in Florida's northeast corner — ranks just outside the top third of Florida's counties on average total millage. Unincorporated parcels pay a 2.2087-mill county MSTU levy that city parcels don't, so Yulee and the rest of unincorporated Nassau total more than Callahan.
The 2025 numbers
Nassau County's average total millage on the 2025 certified roll is 16.0559 mills — about $16.06 for every $1,000 of taxable value — the 23rd-highest countywide average of Florida's 67 counties (how all 67 compare in the 2025 data study). It splits like this:
| Levy group | Mills | What it funds |
|---|---|---|
| School district | 6.191 | School board operating and debt levies — the portion the additional homestead exemption does not reduce |
| Non-school | 9.8649 | County commission, municipal, water management, independent and special districts |
| Average total | 16.0559 | Taxable-value-weighted countywide average, Florida DOR "Millage and Taxes Levied Report," 2025 roll |
A countywide average is a planning number, not your bill: the parcel's own districts set its millage (the city table below shows the spread), and non-ad-valorem assessments (fire, solid waste, CDD) come on top. On the 2025 tax roll they came to about $12.8 million here — $215 per parcel, against $597 statewide (see the 2025 non-ad valorem study).
2025 rate decisions. The county commission set its 2025 operating rate at 6.7457 mills (2024: 6.8822), above its rolled-back rate of 6.4095, so under Florida law it was a tax increase. The 2025 millage study lists all 5 county, city and district operating rates in Nassau County on the state's report, and the vote each one took.
Fernandina Beach, Yulee and Nassau County tax rates (2025)
Actual 2025 rates by city, from the Nassau County 2025 final millage rates, as filed with the Florida Department of Revenue.
| Area | City millage (or county MSTU) | Total millage | Tax per $100,000 taxable |
|---|---|---|---|
| Fernandina Beach | 4.6849 | 18.0222 | $1,802 |
| Hilliard | 3.5000 | 16.6430 | $1,664 |
| Callahan | 1.6689 | 14.8119 | $1,481 |
| Yulee and unincorporated Nassau | 2.2087 county MSTU | 15.3517 to 15.5460 | $1,535 to $1,555 |
Totals in this table run from 14.8119 mills (Callahan) to 18.0222 mills (Fernandina Beach): on $100,000 of taxable value, location alone moves the bill by about $321 a year.
Every Nassau parcel pays the county's 6.7457 mills, 6.1910 for the school board (3.0430 required plus 3.1480 local) and the St. Johns River Water Management District's 0.1793 — 13.1160 in all. Independent districts add 0.0270, or 0.1253 in Fernandina Beach and the Island South, Piney Island and Mid-Island tax areas. Unincorporated parcels add the county's 2.2087-mill MSTU levy, and Fernandina Beach and Mid-Island parcels pay a further 0.0960 county levy (2.3047 in all at Mid-Island).
Trash pickup. In Nassau County, the study could not verify from an official source how homes outside city limits get garbage service. Cities run their own service. Check the official page, or compare every county in the trash pickup study.
Fire and trash fees. On Nassau County's 2025 tax roll, there were no fire or solid-waste assessments at all (statewide they averaged $129 and $172 per parcel). The 2025 fire and trash fee study compares all 67 counties.
Amendment 3 here. The state's Revenue Estimating Conference puts the cut to Nassau County's local governments at $77 million a year once Amendment 3 is fully in effect ($30 million in its first year), out of about $11.83 billion statewide. A homestead assessed at $300,000 would save about $1,959 a year here from 2028, at the county's average non-school rate. The Amendment 3 by county study shows what it would cut for every city and county government.
What that means in dollars
Engine-computed examples at Nassau County's average millage, using the school/non-school split above:
| Scenario | Estimated annual tax |
|---|---|
| $300,000 assessed value, homestead (both exemptions) | ≈ $4,154.83 |
| $500,000 assessed value, homestead (both exemptions) | ≈ $7,366.01 |
| $300,000 assessed value, no homestead (investment or second home) | ≈ $4,816.77 |
Homestead rows apply only the $25,000 exemption (§196.031(1)(a)) and the additional exemption up to $26,411 on non-school levies (§196.031(1)(b), 2026 CPI-indexed). Other programs stack on top; the buyer estimator models all eleven.
Buying in Nassau County? The listing's bill is not your bill
At sale the assessment resets to market (§193.155), so your first Nassau County bill tracks your price, not the seller's (the reset question below has the county's gap in dollars). Run the buyer estimator with Nassau County pre-selected; moving a Florida homestead? The portability calculator computes what carries over.
USDA income limits in Nassau County
USDA's guaranteed home loan caps household income by county. In Nassau County the limit is $125,000 for households of 1 to 4 and $165,000 for 5 to 8, counting everyone who will live in the home after small deductions (USDA's income worksheet, October 2026). That is above the $122,800 most Florida counties share, because the area's incomes run higher. The home also has to be in an eligible area: the USDA eligibility lookup checks an address and runs the income check. Other counties: all 67 USDA limits.
Key Nassau County property tax dates
Set by state law, so identical statewide:
- Pay early, pay less: the 2026 bill is 4 percent off through November, stepping down each month until it is due by March 31 (the exact dates).
- Homestead exemption: live there on January 1 and file with the Nassau County Property Appraiser by March 1 (what it saves).
- Value appeals: 25 days from the mailing date on your August TRIM notice (make a reminder for your deadline).
Add the 2026 tax discount dates to your calendar Add the 2027 homestead dates
Nearby and notable counties
- Baker County property taxes — 14.6131 mills average
- Duval County property taxes — 17.894 mills average
- Miami-Dade County property taxes — 18.4893 mills average
Related reading
Your TRIM notice, explained · Amendment 3, explained · Homestead exemption calculator · Pay early, keep 4 percent
Buying here? Estimate your closing costs
Title insurance calculator · Documentary stamp (deed tax) calculator · Full closing cost worksheet · Seller net sheet
Look up an actual Nassau County record
Search any Nassau County address in the property-tax lookup, or go straight to the county's own offices:
- Property Appraiser: ncpafl.com
- Tax Collector: www.nassautaxes.com
Estimates on this page are planning figures from official DOR millage data — never a bill, never tax advice. The county's TRIM notice and tax bill control.
Quick answers
How much is property tax in Nassau County?
Nassau County's average total millage is about 16.06 mills — the 23rd-highest of Florida's 67 counties. On a $300,000 assessed home that computes to roughly $4,155 a year with the homestead exemption, or about $4,817 without it. Nassau County — Fernandina Beach and Amelia Island, Yulee, Callahan and Hilliard in Florida's northeast corner — ranks just outside the top third of Florida's counties on average total millage. Unincorporated parcels pay a 2.2087-mill county MSTU levy that city parcels don't, so Yulee and the rest of unincorporated Nassau total more than Callahan.
Where do I pay my Nassau County property tax bill?
Nassau County property tax bills are issued and collected by the county Tax Collector (www.nassautaxes.com). The county Property Appraiser (ncpafl.com) keeps the certified value record behind it; the property-tax lookup here finds both for any Nassau County address.
Will buying a home reset my property taxes in Nassau County?
Yes — Florida assessed values reset to market value at sale (Fla. Stat. §193.155), so the seller's Save Our Homes cap ends at closing and your first full Nassau County bill is computed from what you paid, not what the seller paid. The gap is visible in this county's own numbers: the same $300,000 home computes to about $4,817 without homestead protections versus $4,155 with them. Non-homestead property carries its own separate 10 percent assessment cap (Fla. Stat. §193.1554), which also does not transfer.
Who pays for title insurance in Nassau County?
In Nassau County, local custom puts the owner's title-insurance premium on the seller's side of the closing statement, as in most Florida counties. It is custom, not law; the contract controls.
What is the USDA income limit in Nassau County?
For a USDA guaranteed loan in Nassau County, household income must be under $125,000 for 1 to 4 people or $165,000 for 5 to 8, counting everyone who will live in the home after small deductions. The home must also be in a USDA eligible area; the USDA eligibility lookup checks both.
What is the property tax rate in Fernandina Beach?
Fernandina Beach's 2025 total property tax rate is 18.0222 mills, per Nassau County's 2025 final millage filing — about $1,802 for every $100,000 of taxable value. It includes the city's own 4.6849 mills; unincorporated Nassau, which includes Yulee, totals 15.3517 to 15.5460.
Data verified as of October 2026.