Can your County justify your Property Tax Bill ? |
150 Data Points may uncover a calculation error |
Here’s a question almost nobody asks when that property tax notice shows up: “What if they got my property value wrong?” Most of us open the envelope. Look at the numbers. Say something that probably shouldn't be printed in a family newsletter. And move on.
But The County Says Your Home Is Worth "WHAT?”
I recently sat down with Sam Thrash from Ownwell to talk about property assessments, appeals, and what homeowners can do if they believe their property has been over-assessed based on todays' valuation.
So before you toss that TRIM notice aside, Watch This:
▶ WATCH THE PROPERTY TAX APPEAL VIDEO
Disclosure: Ownwell has been a paid advertiser and therefore we have earned and may continue to earn throughout our affiliation.
Here's What You Need to Know:
Every August, Florida property appraisers mail homeowners a Notice of Proposed Property Taxes, commonly called a TRIM Notice . It contains important information about your property's value, exemptions and proposed property taxes. But here's the number I'd pay particular attention to: What does the Property Appraiser say your property is worth? A higher tax bill doesn't automatically mean your assessment is wrong. Taxable value, exemptions and millage rates all play a role in calculating Florida property taxes. The better question is:“Does the value being placed on my property make sense?”
If the property record contains incorrect information, comparable properties suggest a substantially different value, property in your area has been or something else simply doesn't add up, the assessment may deserve a closer look. And yes, You Can Question It.
This surprises some homeowners. Florida specifically gives property owners the right to appeal a property appraiser's assessment of their property's value . You can discuss the assessment directly with the Property Appraiser. You can also file a petition with the county's Value Adjustment Board, commonly called the VAB. Or you can do both. And no, you don't necessarily have to hire someone to do it.
But There's a Catch...There's a deadline.
According to the Florida Department of Revenue's property-tax calendar , property owners who want to appeal their property value to the VAB must generally file within 25 days of the TRIM Notice. So this isn't something to throw into the "I'll deal with it later" pile.
Give Your Notice the 5-Minute Test Grab your TRIM Notice and ask yourself:
If everything looks right, great. Put it away and get on with your day. But if you find yourself saying... “Wait a minute. That's alot and doesn't look right.” ...that's when I'd start asking questions.
👉 SEE IF MY PROPERTY MAY QUALIFY FOR AN APPEAL
The worst outcome? You spend five minutes and discover everything looks right. The better outcome? You spot something worth questioning before the clock runs out, and save hundreds or even more.
And that's exactly what Venice Matters is here for: useful local information that might actually make a difference in your life. |
23 Comments
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25 days goes fast. I'd recommend pulling out the TRIM notice the day it arrives and not waiting. Put it on the kitchen counter where you can't ignore it.
louisep99Putting it on the counter is genuinely good advice. I stuck a sticky note on mine last year and still almost forgot. That 25 day window sneaks up on you fast.
The exemptions part is worth paying attention to. A friend of ours wasn't getting their homestead exemption properly applied for two years and didn't notice until someone told them to actually read the notice.
I live near a property that's been sitting empty and poorly maintained for years and somehow we got assessed nearly the same. That seems like exactly the kind of thing worth questioning.
Appealed mine three years in a row when we first moved here. Won twice. It absolutely works if the numbers genuinely don't add up.
kristin_vTwo out of three is a great record. Did you go through the VAB both times or did one of them get resolved just talking to the appraiser's office directly?
The government is very quick to notify you when values go up and very quiet about letting you know you can push back. This kind of article fills that gap.
My late husband handled all of this and I never paid attention. Now I'm going through my TRIM notice with fresh eyes. A little overwhelming but better than ignoring it.
The county assessed my garage as finished living space last year. Took forever to get corrected. Always check the property record details first, that's where errors hide.
The 5 minute checklist is genuinely useful. Most people including me just look at the final tax number and ignore everything else on there.
I tossed mine last year without really reading it. Not making that mistake again after reading this.
PatriciaLundstromSame, I did that for years before someone finally told me what was actually in it. Takes maybe five minutes to go through and it's worth it.
Good reminder but I wish the article explained the VAB process a little more. Filing a petition sounds simple but it's not always obvious what evidence you actually need.
jim_harborAgreed. From what I've heard you basically want recent sales of similar homes in your neighborhood, ideally within the last year. Photos of any condition issues help too. But yeah the VAB website doesn't exactly hold your hand through it.
What I never understand is how they calculate these things in the first place. My assessed value jumped way more than what homes around me actually sold for.
I went in and talked to the property appraiser's office directly a few years back. They were actually pretty reasonable once I showed up with comparable sales. Didn't even need a lawyer.
Mike D.That's good to know. I always assumed you needed an attorney or at least someone who knows the legal side of it. Comparable sales seems straightforward enough to pull together on your own.
My neighbor's house is smaller than mine and the county had them assessed at basically the same value. Something is definitely off on our street.
25 days is not a lot of time. Especially when half of August people are traveling or dealing with hurricane prep. The deadline feels intentionally short.
I actually appealed mine two years ago and got it reduced. Most people have no idea you can even do that. Worth every minute it took.
Diane K.Same experience here. The office was pretty straightforward about it once I actually called. I think most people just assume the county number is final and move on.
Funny how the TRIM notice always seems to arrive right when you're trying to enjoy the last of summer. Nothing like a number that makes your coffee go cold.
TerryMoss_VeniceHa, that is so accurate. August is brutal enough down here and then that envelope shows up and suddenly you're doing math you didn't want to do.