Sunday, April 20, 2014


Resource Library

Topics

Contact List for Florida Property Appraisers

Florida Property Tax Valuation and Income Limitation Rates

Forms

Glossary of Property Tax Terms

Important Dates

Property Tax Appeal

Property Tax Exemptions

Contact List for Florida Property Appraisers

PLEASE NOTE: The following links connect to websites outside of LowerFloridaTaxes.com.

Name/Title Address E-mail/Phone/Fax
Honorable Edward A. Crapo, CFA, ASA
Alachua County Property Appraiser
P. O. Box 23817
12 SE First Street, Rm 213
Gainesville, FL 32602-3817
E-mail: acpa@acpafl.org
352-374-5230
352-374-5278 FAX
Honorable Tim Sweat
Baker County Property Appraiser
32 N 5th St, Ste B
Macclenny, FL 32063
E-mail: bakerpa@bakercountyfl.org
904-259-3191
904-259-8221 FAX
Honorable Dan Sowell
Bay County Property Appraiser
650 Mulberry Ave
Panama City, FL 32401-2672
E-mail: dsowell@baypa.net
850-784-4095
850-914-6277 FAX
Honorable Jimmy Alvarez, CFA
Bradford County Property Appraiser
P.O. Box 250
945 N Temple Ave
Starke, FL 32091-0250
E-mail: appraiser@bradfordappraiser.com
904-966-6216
904-966-6167 FAX
Honorable Jim Ford, CFA
Brevard County Property Appraiser
P. O.Box 429
400 South St, 5th Fl
Titusville, FL 32781-0429
E-mail: appraiser@brevardpropertyappraiser.com
321-264-6700
321-264-5187 FAX
Honorable Lori Parrish, CFA
Broward County Property Appraiser
115 S Andrews Ave, Rm 111
Ft Lauderdale, FL 33301-1899
E-mail: lori@bcpa.net
954-357-6904
954-357-8474 FAX
Honorable Terry Stone, CFA
Calhoun County Property Appraiser
20859 E Central Ave, Rm 112
Blountstown, FL 32424-2288
E-mail: tstone@gtcom.net
850-674-5636
850-674-2419 FAX
Honorable Frank Desguin, CFA, CAE
Charlotte County Property Appraiser
Murdock Admin Center
18500 Murdock Circle
Port Charlotte, FL 33948-1076
E-mail: rp@ccappraiser.com
941-743-1498
941-743-1499 FAX
Honorable Geoffrey Greene
Citrus County Property Appraiser

210 North Apopka Avenue
Suite 200
Inverness, FL 34450

E-mail: pa@mail.pa.citrus.fl.us
352-341-6600
352-341-6660 FAX
Honorable Roger Suggs
Clay County Property Appraiser
P.O. Box 38
477 Houston St
Green Cove Springs, FL 32043-0038
E-mail: rsuggs@ccpao.com
904-284-6305
904-284-2923 FAX
Honorable Abe Skinner, CFA
Collier County Property Appraiser
3285 Tamiami Trail East
Naples, FL 34112-5758

E-mail: sgarrett@collierappraiser.com
239-252-8141
239-252-2071 FAX

Honorable J. Doyle Crews, CFA
Columbia County Property Appraiser
135 NE Hernando Ave, Ste 238
Lake City, FL 32025
E-mail: coappr@ccpafl.com
386-758-2189
386-758-2131 FAX
Honorable Pedro J. Garcia
Miami-Dade County Property Appraiser
111 NW 1st St, Suite 710
Miami, Florida 33128
E-mail: pawebmail@miamidade.gov
305-375-4008
305-375-3024 FAX
Honorable Newton Keen, CFA
DeSoto County Property Appraiser
P. O. Box 311
201 E Oak St, Ste 102
Arcadia, FL 34265-0311
E-mail: appraiser@desotopa.com
863-993-4866
863-993-4869 FAX
Honorable Robert E. Lee
Dixie County Property Appraiser
P.O. Box 260
Courthouse, Cedar St & Barber Ave
Cross City, FL 32628-0260
E-mail: dxtp@bellsouth.net
352-498-1212
352-498-1211 FAX
Honorable James N. Overton
Duval County Property Appraiser
231 E Forsyth St, Rm 270
Jacksonville, FL 32202-3375
E-mail: paadmin@coj.net
904-630-2014
904-630-2922 FAX
Honorable Chris Jones, CFA
Escambia County Property Appraiser
221 Palafox Place, Suite 300
Pensacola, FL 32502
E-mail: cjones@escpa.org
850-434-2735
850-435-9526 FAX
Honorable James E. Gardner Jr.
Flagler County Property Appraiser
P.O. Box 936
1769 East Moody Blvd, Building 2, Ste 201
Bunnell, FL 32110
E-mail: pa@flaglerpa.com
386-313-4150
386-313-4151 FAX
Honorable Doris Barber Pendleton, CFA
Franklin County Property Appraiser
33 Market St, Ste 101
Apalachicola, FL 32320
E-mail: rskipper@franklincountypa.net
850-653-9236
850-653-1861 FAX
Honorable Clay Vanlandingham
Gadsden County Property Appraiser
P.O. Box 585
3 South Calhoun St
Quincy, FL 32353-0585
E-mail: clayv.gadsdenpa@tds.net
850-627-7168
850-627-0396 FAX
Honorable Damon C. Leggett, CFA
Gilchrist County Property Appraiser
112 S Main St, Rm 138
Trenton, FL 32693-0097
E-mail: dleggett@mail.co.gilchrist.fl.us
352-463-3190
352-463-3193 FAX
Honorable Larry R. Luckey, CFA
Glades County Property Appraiser
P.O. Box 1106
500 Ave J, #202
Moore Haven, FL 33471

E-mail: carmenwhitney@embarqmail.com
863-946-6025
863-946-3359 FAX

Honorable Kesley Colbert
Gulf County Property Appraiser
1000 Cecil G Costin Sr Blvd, Rm 110
Port St Joe, FL 32456
850-229-6115
850-229-6661 FAX
Honorable David H. Goolsby, Jr., CFA
Hamilton County Property Appraiser
207 NE 1st Street, Rm 108
Jasper, FL 32052-2000
E-mail: hamcopa@alltel.net
386-792-2791
386-792-0865 FAX
Honorable Kathy L. Crawford
Hardee County Property Appraiser
110 West Oak Street, #103
Wauchula, FL 33873
E-mail: kc.hardeepa@embarqmail.com
863-773-2196
863-773-0954 FAX
Honorable Phillip Pelletier
Hendry County Property Appraiser
P.O. Box 1840
LaBelle, Florida 33975
E-mail: ppelletier@hendrypa.com
863-675-5270
863-675-5254 FAX
Honorable Alvin Mazourek, CFA
Hernando County Property Appraiser
201 Howell Ave, Ste 300
Brooksville, FL 34601-2041
E-mail: pa@hernandocounty.us
352-754-4190
352-754-4198 FAX
Honorable C. Raymond McIntyre, CFA
Highlands County Property Appraiser
560 S Commerce Ave
Sebring, FL 33870-3899
E-mail: esn@appraiser.co.highlands.fl.us
863-402-6659
863-402-6765 FAX
Honorable Robert Turner
Hillsborough County Property Appraiser
601 E Kennedy Blvd, 16th Fl
Tampa, FL 33602
E-mail:custserv@hcpafl.org
813-272-6100
813-272-5519 FAX
Honorable Otis Corbin, Jr.
Holmes County Property Appraiser
226 N Waukesha St.
Bonifay, FL 32425
E-mail:holmespa@embarqmail.com
850-547-1113
850-547-2445 FAX
Honorable David Nolte, CFA, ASA
Indian River County Property Appraiser
1800 27th St, Building B
Vero Beach, FL 32960
E-mail: propertyappraiser@ircpa.org
772-226-1469
772-770-5087 FAX
Honorable Sharon Cox
Jackson County Property Appraiser
P.O Box 1526
4445 Lafayette St, Rm 106
Marianna, FL 32447-1526
E-mail:jcpa@wfeca.net
850-482-9646
850-482-9036 FAX
Honorable Angela Gray
Jefferson County Property Appraiser

480 W. Walnut St.
Monticello, FL 32344

E-mail:angela.gray@jeffersonpa.net
850-997-3356
850-997-0988 FAX
Honorable Tim Walker
Lafayette County Property Appraiser
P.O. Box 6
120 W Main St
Mayo, FL 32066-0006
E-mail:lafcopa@windstream.net
386-294-1991
386-294-1106 FAX
Honorable Ed Havill
Lake County Property Appraiser
P.O. Box 1027
317 W Main St, 3rd Fl
Tavares, FL 32778-1027
E-mail:ehavill@lakecopropappr.com
352-343-9748
352-343-9894 FAX
Honorable Kenneth Wilkinson
Lee County Property Appraiser
P.O. Box 1546
2480 Thompson St 4th Fl
Ft. Myers, FL 33902-1546
E-mail:wilkinsonk@leepa.org
239-339-6100
239-339-6160 FAX
Honorable Bert Hartsfield, CFA
Leon County Property Appraiser
P.O. Box 1750
Tallahassee, FL 32302-1750
315 South Calhoun Street, Annex-3rd floor
Tallahassee, FL 32301
E-Mail:admin@leonpa.org
850-488-6102
850-922-7238 FAX
Honorable Osborn "Oz" Barker
Levy County Property Appraiser
P.O. Drawer 100
Bronson, FL 32621
E-mail: ozbarker@levypa.com
352-486-5222
352-486-5187 FAX
Honorable Patricia Whitfield
Liberty County Property Appraiser
P.O. Box 580
10818 NW SR 20, Courthouse
Bristol, FL 32321
E-Mail: lcpa32321@yahoo.com
850-643-2279
850-643-4193 FAX
Honorable Leigh B. Barfield, CFA
Madison County Property Appraiser
229 SW Pinckney Street, Rm 201
Madison, FL 32340
E-mail: info@madisonpa.com
850-973-6133
850-973-8928 FAX
Honorable Charles E. Hackney
Manatee County Property Appraiser
P.O. Box 1338
915 W 4th Ave
Bradenton, FL 34206-1338
E-mail: manateepao@mymanatee.org
941-748-8208
941-742-5664 FAX
Honorable Villie M. Smith, CFA, ASA
Marion County Property Appraiser
P.O. Box 486
501 SE 25th Ave
Ocala, FL 34478-0486
E-mail:mcpa@pa.marion.fl.us
352-368-8300
352-368-8336 FAX
Honorable Laurel Kelly, CFA
Martin County Property Appraiser
1111 SE Federal Hwy., Suite 330
Stuart, FL 34994
E-mail: info@pa.martin.fl.us
772-288-5608
772-221-1346 FAX
Honorable Ervin A. Higgs, CFA
Monroe County Property Appraiser
P.O. Box 1176
500 Whitehead St
Key West, FL 33041-1176
E-mail:jknowles@mcpafl.org
305-292-3404
305-292-3501 FAX
Honorable Tammy Stiles
Nassau County Property Appraiser
96135 Nassau Place, Ste. 4
Yulee, FL 32097
E-mail:tstiles@nassauflpa.com
904-491-7300
904-491-3629 FAX (Call First)
Honorable Timothy "Pete" Smith, CFA
Okaloosa County Property Appraiser
151-D NE Eglin Pkwy
Ft. Walton Beach, FL 32548
E-mail:psmith@okaloosapa.com
850-651-7240
850-651-7244 FAX
Honorable W.C. Sherman
Okeechobee County Property Appraiser
307 NW 5th Ave, Ste A
Okeechobee, FL 34972
E-mail: w.taylor@okeechobeepa.com
863-763-4422
863-763-4745 FAX
Honorable Bill Donegan, CFA
Orange County Property Appraiser
200 S Orange Ave, Ste 1700
Orlando, FL 32801-3438
Email: bdonegan@ocpafl.org
407-836-5055
407-836-5029 FAX
Honorable Katrina Scarborough
Osceola County Property Appraiser

P.O. Box 422366
2505 East Irlo Bronson Highway
Kissimmee, FL 34742-2366

E-mail:ksca@property-appraiser.org
407-742-5000
407-742-5185 FAX

Honorable Gary Nikolits, CFA
Palm Beach County Property Appraiser
301 N Olive Ave, 1st Fl
West Palm Beach, FL 33401
E-Mail:http://www.pbcgov.com/papa/
561-355-2866
561-355-3963 FAX
Honorable Mike Wells
Pasco County Property Appraiser
P.O. Box 401
14236 6th St, Ste 101
Dade City, FL 33526-0401
E-Mail:pamikewells@pascogov.com
352-521-4433
352-521-4411 FAX
Honorable Pam Dubov, CFA, CAE
Pinellas County Property Appraiser
P.O. Box 1957
315 Court Street, 2nd Fl
Clearwater, FL 33757-1957
E-mail: pdubov@pcpao.org
727-464-4295
727-464-3448 FAX
Honorable Marsha Faux, CFA, ASA
Polk County Property Appraiser
255 N Wilson Ave
Bartow, FL 33830
E-mail: marshafaux@polk-county.net
863-534-4777
863-534-4754 FAX
Honorable Tim Parker
Putnam County Property Appraiser
P.O. Box 1920
312 Oak St
Palatka, FL 32178-1920
E-mail:tparker@putnam-fl.com
386-329-0300
386-329-0447 FAX
Honorable Sharon Outland, CFA
St. Johns County Property Appraiser
4030 Lewis Speedway, Ste 203
St. Augustine, FL 32084
E-mail: sjcpa@sjcpa.us
904-827-5500
904-827-5580 FAX
Honorable Jeff Furst
St. Lucie County Property Appraiser
2300 Virginia Ave, Rm 107
Ft. Pierce, FL 34983
E-mail: furstj@co.st-lucie.fl.us
772-462-1000
772-462-1055 FAX
Honorable Greg Brown, CFA
Santa Rosa County Property Appraiser
6495 Caroline St, Ste K
Milton, FL 32570
E-mail:info@srcpa.org
850-983-1880 x 1947
850-983-1929 FAX
Honorable Bill Furst
Sarasota County Property Appraiser
2001 Adams Lane
Sarasota, FL 34230
E-mail:appraiser@sarasotaproperty.org
941-861-8200
941-861-8260 FAX
Honorable David Johnson
Seminole County Property Appraiser
1101 E 1st St, Rm 1201
Sanford, FL 32771-1468
E-mail: alice@scpafl.org
407-665-7506
407-665-7924 FAX
Honorable Ronnie Hawkins, CFA
Sumter County Property Appraiser
209 N Florida Street
Bushnell, FL 33513
E-mail: rhawkins@sumterpa.com
352-793-0210
352-793-0248 FAX
Honorable Lamar Jenkins, CFA
Suwannee County Property Appraiser
215 SW Pine Ave, Ste B
Live Oak, FL 32064
E-mail:info@suwaneepa.com
386-362-1385
386-364-3531 FAX
Honorable Bruce Ratliff
Taylor County Property Appraiser
P.O. Box 936
108 N Jefferson St, Ste 201
Perry, FL 32348-0936
E-mail:tcpabruce@hotmail.com
850-838-3511
850-838-3545 FAX
Honorable Bruce Dukes
Union County Property Appraiser
P.O. Box 91
Worthington Springs, FL 32697

E-mail:ucallstar@windstream.net
386-496-3431
386-496-2925 FAX

Honorable Morgan B. Gilreath, Jr., CFA
Volusia County Property Appraiser
123 W Indiana Ave, Rm 102
Deland, FL 32720
Email:morgang@co.volusia.fl.us
386-736-5901
386-822-5063 FAX
Honorable Donnie Sparkman
Wakulla County Property Appraiser
3115-A Crawfordville Hwy
Crawfordville, FL 32327
850-926-0500
850-926-6367
Honorable Patrick P. Pilcher, CFA CCF
Walton County Property Appraiser

571 US Highway 90 E
DeFuniak Springs, Florida 32433-1374

E-mail:pilpatrick@co.walton.fl.us
850-892-8123
850-892-8374 FAX
Honorable Gil Carter
Washington County Property Appraiser
P. O. Box 695
1331 S Blvd, Ste 300
Chipley, FL 32428-0695
E-mail:gil.carter@washcofl.com
850-638-6205
850-638-6027 FAX

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Florida Property Tax Valuation and Income Limitation Rates

Save Our Homes

As provided in Section 193.155(1), F.S., beginning in 1995, or the year after the property receives homestead exemption, an annual increase in assessment shall not exceed the lower of the following:

  1. Three percent of the assessed value of the property for the prior year; or
  2. The percentage change in the Consumer Price Index (CPI) for all urban consumers, U.S. city average, all items 1967 = 100 or successor reports* for the preceding calendar year as initially reported by the U.S. Department of Labor, Bureau of Labor Statistics.
The current successor report is the 1982 - 84 = 100 current series.

The CPI change amounts given in the chart at right are from the year prior to the year listed.

* The percentage changes shown are rounded to the nearest tenth of a percent. The income limitation amounts are based on the unrounded CPI data.

Save Our Homes Annual Increase
Year

CPI Change*

Cap*

2009

0.1% 0.1%

2008

4.1% 3.0%

2007

2.5% 2.5%

2006

3.4% 3.0%
2005 3.3% 3.0%
2004 1.9% 1.9%
2003 2.4% 2.4%
2002 1.6% 1.6%
2001 3.4% 3.0%
2000 2.7% 2.7%
1999 1.6% 1.6%
1998 1.7% 1.7%
1997 3.3% 3.0%
1996 2.5% 2.5%
1995 2.7% 2.7%

Total and Permanent Disability Income Limitations

This represents the maximum income limitation for the total and permanent disability exemption granted under the provisions of section 196.101(4)(b), F.S. The limitation is adjusted annually by the percentage change in the average cost-of-living index during the immediate prior year.

* The percentage changes shown are rounded to the nearest tenth of a percent. The income limitation amounts are based on the unrounded CPI data.

Total and Permanent Disability Income Limitations
Year

% Change*

Cap

2009 3.8% $25,221
2008 2.9% $24,289
2007 3.2% $23,604
2006 3.4% $22,872
2005 2.7% $22,121
2004 2.3% $21,539
2003 1.6% $21,055
2002 2.8% $20,723
2001 3.4% $20,159
2000 2.2% $19,496
1999 1.6% $19,076
1998 2.3% $18,776
1997 3.0% $18,354
1996 2.8% $17,819
1995 2.6% $17,334

Cost of Living Adjustments

This represents the maximum income limitation for exemptions granted under the provisions of section 196.1975(4), F.S. The limitation is adjusted annually by the percentage change in the annual cost-of-living index during the immediate prior year.

* The percentage changes shown are rounded to the nearest tenth of a percent. The income limitation amounts are based on the unrounded CPI data.

Cost of Living Adjustments
Year

%Change*

Adjusted Income Limitation

    Single Person Couples
2009 3.8% $28,596 $32,104
2008 2.9% $27,539 $30,917
2007 3.2% $26,763 $30,046
2006 3.4% $25,933 $29,114
2005 2.7% $25,082 $28,159
2004 2.3% $24,423 $27,419
2003 1.6% $23,874 $26,803
2002 2.8% $23,498 $26,381
2001 3.4% $22,858 $25,662
2000 2.2% $22,106 $24,818
1999 1.6% $21,630 $24,284
1998 2.3% $21,289 $23,902
1997 3.0% $20,810 $23,365
1996 2.8% $20,204 $22,684
1995 2.6% $19,654

$22,066


Additional Homestead Exemption for Persons 65 and Older

As provided in Section 196.075, F.S., in accordance with s. 6(f), Art. VII of the State Constitution, the board of county commissioners of any county or the governing authority of any municipality may adopt an ordinance to allow an additional homestead exemption of up to $25,000 for any person who has the legal or equitable title to real estate and maintains thereon the permanent residence of the owner, who has attained age 65, and whose household income does not exceed the current adjusted income limitation in the chart to the right.

This exemption applies only to tax millage levied by the county or city that enacts the exemption, and does not apply to millage of school districts or other taxing authorities.

View the counties and municipalities that have implemented this special tax benefit.

* The percentage changes shown are rounded to the nearest tenth of a percent. The income limitation amounts are based on the unrounded CPI data.

Senior Homestead Exemption
Year

% Change*

Adjusted
Income
Limitation


2009 3.8% $25,873
2008 2.9% $24,916
2007 3.2% $24,214
2006 3.4% $23,463
2005 2.7% $22,693
2004 2.3% $22,096
2003 1.6% $21,599
2002 2.8% $21,259
2001 3.4%

$20,680


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Forms

VAB Appeals Form 486A

VAB Appeals Form 486 PORT

VAB Appeals Form 486 T

Income Form 501A - Complete Disability

Physician's Certification of Total Disability 416 (fillable)

Optometrist's Certification of Disability 416B (fillable)


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Glossary of Property Tax Terms

Ad valorem tax tax based upon value of property
Administrative Property Tax Appeals  informal hearing and Value Adjustment Board (VAB) hearing for property tax appeals.  It is not necessary to file an appeal through the VAB before filing a case in circuit court. 
Appeal chalenge to the property tax assessment set by a Property Appraiser.
Appraisal

opinion of value usually provided by an independent third party such as an appraiser.   Florida's property appraisers assess values on real and personal property annually.

Assessed or Just Value
value upon which property taxes are calculated. Both real property and business personal property can be partially or totally exempt.  Some Florida counties also have exepmptiosn based on age, disability, military service, etc.
Appraiser
person who values property. Appraisers value real estate, business personal property, art, jewelry, mineral interests and other types of property.
Assessed Value comparables

also known as assessment comps, these are assessed values for properties which are comparable to the subject property. Factors that make a property comparable include property type, location, size, age and condition.  See Comps.

Business - personal property
tangible personal property used for the production of income.  Examples of business personal property include inventory, office equipment, office furniture, heavy equipment, trucks and cars.  Appliances in rental properties are personal property.
Comparables known as comps. Information on properties which are similar with regard to factors such as property type, location, size, year built and condition. For property tax matters, comparables are used both for the sales comparison approach and unequal appraisal.
Cost Approach to Value
ne of the three generally accepted approaches to valuing real estate. Preparing a cost approach for real estate involves estimating the replacement cost of the property, subtracting an allowance for all types of depreciation and adding the market value of the land. The sum of the depreciated replacement cost and land value is the indication of market value via the cost approach.
Homestead cap $25,000 for all Homesteaded propeties.  An additioanbl $25,000 may be available to most Florida residents.
Homestead exemption
partial exemption of property taxes in Florida for owners of a residence. Qualifications include owning the house and living in it on January 1 of the tax year in question.  Homeowners must apply for a homestead exemption. It is not necessary to apply annually once the homestead exemption has been approved. Once the property is sold the Homestead Exemption is lost.  Claiming Homestead on a property that is not your primary residence is a crime.
Income analysis the process of performing the income approach or a summary of the research and calculations performed during the income approach to value real estate.
Income approach
one of the three generally accepted approaches to valuing real estate. The income approach can be performed using either a direct capitalization approach or a discounted cash flow analysis. The direct capitalization approach is most frequently applied during property tax appeals for income properties in Texas. Income properties would include apartments, office buildings, retail centers, and industrial properties which are totally or partially leased to third parties to produce income. Steps in the income approach include estimating market rent, market vacancy, other income, operating expenses and a capitalization rate. Effective gross income is defined as gross possible rent for all space at market rent, less vacancy, plus other income. Effective gross income minus operating expenses equals net operating income. Net operating income (NOI) divided by the capitalization rate (cap rate) is the indication of value for the property via the income approach.
 
Income statement
a summary of the revenues, operating expenses, depreciation, interest and net operating income for a business or parcel of real estate.
Informal hearing
 
the first step of the property tax protest process. The administrative hearings collectively include the informal hearing and an appraisal review board hearing. During the informal hearing, the property owner or property tax consultant meets with a Property Appraiser.  The owner/consultant and the appraiser trade information and attempt to negotiate a settlement. If the informal hearing results in an agreement, there is no appraisal review board hearing for the property and the assessed value is final for the year.
Intangible personal property property which is neither real property nor tangible personal property. Intangible personal property can’t be seen, felt, weighed, or measured. Includes items such as contracts, stocks, bonds, patents, digital recordings, business enterprise value for an operating business, and accounts receivable.
Judicial appeal
property owners may file a judicial appeal, or a lawsuit in state circuit court, if they are not satisfied with the result obtained at the appraisal review board hearing.
Market value
the amount of money, in US dollars, which could be obtained for property exposed to the market for a reasonable period of time, where both parties are knowledgeable regarding all possible uses and defects with the property and neither party is under duress to consummate a transaction.
Mass appraisal
a process used to value real estate when it is not possible to perform an individual appraisal for each property. The process usually involves compiling data regarding the physical characteristics of the property and market data such as rental rates, vacancy rates, expense rates, other income, capitalization rates, cost data and comparable sales data. Valuations are calculated using data for each subject property with the market data. Statistical processes including regression analysis are performed to develop an estimate of value for each property. This is the process typically used by appraisal districts in Texas to estimate the market value for real estate.
P & L
profit and loss statement. See income statement.
Personal property property which is tangible yet is not real property.  The typical basis for differentiating between real property and personal property is whether it is attached to the real property. For example, a refrigerator is not typically considered attached to real estate. However, a light fixture, plumbing fixture, carpet or vinyl tile would typically be considered attach to the real estate. Examples of personal property include automobiles, boats, guns, clothes, household items, tools, office supplies, office furniture, office equipment and inventory. Personal property used for the production of income is taxable in Texas, at the same tax rate applied to real estate.
Property tax
the tax calculated by multiplying the appraised value times the tax rate for a tax entity. The appraised value may be different from the market value if the item is partially or totally exempt or subject to a homestead cap.
Property Tax Appeals
property owner's right to appeal or object to an action Property Appraiser or appraisal Value Adjustment Board that applies to or adversely affects the property owner. Most property tax protests relate to the market value determined by the property Appraiser. Other property tax appeals are filed regarding unequal appraisal, exemptions, agricultural valuation and a variety of other issues. Property owners can appeal annually on market value and unequal appraisal regardless of whether the Property Appraiser changes the market value.
Property Tax Consultant
one who represents property owners in property tax matters, generally regarding market value disputes. Other services performed by tax consultants include renditions of business personal property, exemptions and combining or separating tax accounts.
Property Tax Appeals Deadlines September  is the typical deadline for filing a property tax appeal in Florida.  Deadlines differ through all 67 Florida counties.
Property Tax Year
January 1 is the relevant date for valuing property for property tax purposes in most circumstances. This is meaningful if a property suffers either physical or economic damage just before or just after January 1. For example, a fire which substantially damages a building on December 30 will allow the owner a substantial reduction in the subsequent year’s property taxes. However, a fire on January 2 would not affect the current year's value for property tax purposes. Market or property specific forces could cause economic losses. For example, if the price of oil fell to $10 per barrel prior to January 1, it would clearly have an affect on the value of real estate in Florida on January 1. Similarly, if a real estate owner learned in mid-December that the tenant who occupies 80% of an office building has filed for bankruptcy and will be leaving in several months, the market value of the building is materially impacted.
Property Tax Appeal Filing Fees
$15 per parcel, except for continguous parcels, which are $5 each.
Real estate
land, improvements to the land (buildings), a mine or quarry, minerals, standing timber and any estate or interest in the previously mentioned property.
Refund
refunds of over-paid taxes are made approx. 8 weeks after the decision on the property tax appeals case is heard by the VAB.
Rent roll
a summary of the tenants for a real estate property. Most rent rolls include fields of data such as the name of the tenant, amount of rent, amount of space, suite number, lease start date, lease termination date and other income if applicable.
Research
Information used to distinguish values of comparables
Sales comparison approach one of the three generally accepted methods to valuing real estate. The first step is to compile information on sales of comparable properties, sometimes referred to as comps. The appraiser considers factors such as date of sale, property type, size, age, condition and location when determining which comparable sales to utilize. After selecting comparable sales, the appraiser makes adjustments for factors such as changes in market condition, conditions of sale (i.e. distress sale), property rights conveyed, age, size, location and condition. The final step is to determine an indication of value for the subject property using the adjusted values calculated for the comparable sales.
Sales comparables these are also known as sales comps. Data regarding sales of properties similar to the subject property. Fields of data compiled include factors such as date of sale, property address, seller, buyer, sale price, square feet, year built, condition and notes. See also sales comparison approach
Share-CAD terminology used to describe a property that is valued by two appraisal districts. This occurs when property lies within the boundaries of a tax entity which straddles a county line and the tax entity has chosen the Property Appraiser outside of the subject property county to value parcels within the tax entity. Appraisal districts are required to accept the lowest assessed value established in any of the appraisal districts for a share-CAD property. The lowest assessed value can be generated by its notice value, an informal hearing, an appraisal review board hearing or a judicial appeal.
Subject Property the real estate, business personal property or mineral interests being valued or reviewed for unequal appraisal
Taxing entity a city, county, school district, hospital district or any other political unit of the state authorized to impose property taxes.
Tax rate the proportion of the appraised value which must be paid to taxing entities annually. The appraised value may be lower than the market value because of either exemptions or the homestead property tax cap. Many properties are subject to taxes from five to 10 tax entities. Customary practice is to refer to the total tax rate for all tax entities as "the tax rate". Consider the following example: a homestead has a market value of $100,000, a homestead exemption totaling $20,000 and a 3% tax rate. Annual property taxes would be $2,400 or (($100,000-$20,000) X 3%).
Unequal appraisal occurs when the market value for a property exceeds the market value established by the appraisal district for comparable properties after making reasonable adjustments. Unequal appraisal sometimes occurs when properties are selectively reappraised following their acquisition. In other cases it occurs because the appraisal district has inaccurate data for a property or submarket. It can also occur when the appraisal district reappraises the market value for only a portion of properties in an area. Property owners can appeal both market value and unequal appraisal annually.

 


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Important Dates

January 1

  • Date of assessment

January 1 to April 1

  • Owners of eligible tangible personal property must complete and file a return with the property appraiser

January 1 to March 1

  • Property owners eligible for homestead, widow, widower and disability exemptions or agriculture classification must submit a completed application to the property appraiser.

April 1

  • Filing deadline for tangible personal property tax return with no penalty applied.
  • Interest starts to accrue on unpaid property taxes.

August

  • Property appraiser mails the Notice of Proposed Property Tax (Truth in Millage or TRIM Notice).  Mailing of this Notice starts the Property Tax Appeal period, which continues for 25 days from the date of mailing.

September

  • Property owners choosing to appeal their values with the value adjustment board must file a petition with the clerk of the court within 25 days of the Notice of Proposed Taxes  (TRIM Notice).  Deadlines are interspersed throughout the month, depending on the county.

September/ October

  • Property owners may provide input on taxing authorities’ public hearings to adopt a tentative budget and millage rate.

October/ November

  • Taxing authorities hold a hearing to adopt a final budget and millage rate.

November

  • Tax bills are sent by the tax collector.  To obtain the maximum discount on your tax bill you must pay your taxes by November 30.


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Property Tax Appeal

As a property owner you have the right to appeal the property appraiser’s assessed value of your property or the property appraiser’s denial of your application for an exemption (such as homestead, veterans, senior citizen, etc.) or property classification (such as agricultural or historic). If you would like to make an appeal, you may do any or all of the following:

  • Ask for an informal conference with the property appraiser.
  • File a petition with your local value adjustment board within 25 days after the Notice of Proposed Taxes (or TRIM Notice) was mailed.
  • File a lawsuit in circuit court.

Informal Conference with Property Appraiser
You have the right to an informal conference with your property appraiser to discuss your assessed value or application for a property exemption or classification. By having an informal conference, you may be able to settle the issue without going to a hearing or going to court. At this informal conference you may:

  • Bring any documentation you have that may support a change in your assessment or eligibility for an exemption or property classification.
  • Ask the property appraiser to present facts that support his or her assessment of your property or the denial of an application for an exemption or classification.

Note: Having an informal conference with the property appraiser does not extend your deadline to file a petition with the value adjustment board.

Petition the Value Adjustment Board
You may file a Form DR-486 Petition to the Value Adjustment Board within 25 days from when the Notice of Proposed Taxes (TRIM Notice) was mailed. If you file a petition with the value adjustment board:

  • You may be represented by an agent, an attorney or anyone else you designate.
  • You will receive a notice of the date and time of your hearing.
  • You may reschedule your hearing one time. You must ask in writing to reschedule at least five calendar days before your scheduled hearing.
  • You have the right to participate in an evidence exchange with the property appraiser.
  • The value adjustment board will notify you in writing of its decision.

Lawsuit in Circuit Court
You may file a lawsuit in circuit court to challenge the property appraiser’s assessment or denial of an exemption or classification. You are not required to participate in an informal conference with the property appraiser or file a petition with the value adjustment board before filing a lawsuit. In addition meeting with the property appraiser or filing a petition with the value adjustment board does not prevent you from filing a lawsuit.


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Property Tax Exemptions

Alert for Taxpayers

Taxpayers wishing to apply for an exemption should contact the county property appraiser's office.

Property appraisers have eligibility information, documents, and forms required to apply for exemptions.
Valuation and Income Limitation Rates are applicable to some exemptions.

The following is a general list of exemptions available in Florida.

When to File: Generally, initial application for property tax exemption must be made between January 1 and March 1 of the year for which the exemption is sought.

Exemption Description


Homestead Exemption Up To $50,000


Every person who owns and resides on real property in Florida on January 1 and makes the property their permanent residence is eligible to receive a homestead exemption up to $50,000. The first $25,000 applies to all property taxes, including school district taxes. The additional exemption up to $25,000, applies to the assessed value between $50,000 and $75,000 and only to non-school taxes.

If one spouse holds the title, the other spouse may file for the exemption with the consent of the titleholder.

If filing for the first time, be prepared to answer these questions:

  1. In whose name or names was the title to the dwelling recorded as of January 1?
  2. What is the street address of the property?
  3. How long have you been a legal resident of the State of Florida? (A Declaration of Domicile or Voter's Registration will be proof of date before January 1.)
  4. Do you have a Florida license plate on your car and a Florida driver's license?
  5. Were you living in the dwelling on January 1?

$500 Widow's and Widower's Exemption

Any widow or widower who is a Florida resident may claim this exemption. On remarriage, the widow or widower is ineligible for the exemption. A person who is divorced before the spouse's death is not considered a widow or widower.

$500 Disability Exemption

A Florida resident who is totally and permanently disabled may qualify for this exemption.

$5,000 Disability Exemption for Ex-Service Member

An ex-service member disabled at least 10% in war or by service-connected misfortune may be entitled to a $5,000 exemption on any property owned by the ex-service member.

$500 Exemption for Blind Persons

A Florida resident who is blind may qualify for this exemption. If claiming exemption based on blindness, the applicant must have a certificate of blindness issued by the Division of Blind Services of the Department of Education, the Federal Social Security Administration, or the Veteran's Administration.

Service Connected Total and Permanent Disability Exemption

An honorably discharged veteran with service-connected total and permanent disability may qualify for total exemption of homesteaded real estate used and owned as a homestead, less any portion used for commercial purposes. An existing exemption can be transferred to a new qualifying residence.

Under certain circumstances the benefit of this exemption can carry over to the surviving spouse.

If filing for the first time, bring proof of your service connected disability: such as, a letter from the United States Veterans' Administration.

Exemption for Totally and Permanently Disabled Persons

1.Real estate used and owned as a homestead by a quadriplegic, less any portion used for commercial purposes, is exempt from taxation.

2.Real estate used and owned as a homestead, less any portion used for commercial purposes, by a paraplegic, hemiplegic, or other totally and permanently disabled person, who must use a wheelchair for mobility or who is legally blind, is exempt from taxation.

A person seeking exemption under number 2 above must meet gross income limitations. Gross income includes veterans' and social security benefits. The gross income of all persons residing in the homestead for the prior year cannot exceed $14,500. However, beginning January 1, 1991, the $14,500 limitation will be adjusted annually. The adjustment will be based on the percentage change in the average cost-of-living index of the immediate year compared with the prior year.

If filing for the first time, a certificate of total and permanent disability from two (2) licensed doctors of this state or from the United States Department of Veteran Affairs is required. For the legally blind, one of the two certificates may be from a licensed optometrist of this state.

Additional Homestead Exemption for Persons 65 and Older

State law allows a city or county government to enact a local ordinance allowing an additional homestead exemption amount, up to $50,000, to any person who has legal or equitable title to real estate on which they make their permanent residence.

In order to apply for and receive this local option homestead exemption, the applicant's income may not exceed $24,289.00 as of January 1, 2008. The income limitation was established at $20,000 in 2001. The figure is adjusted annually, on January 1, according to percentage changes in the average cost-of-living index. The cost-of-living index is the national average of the monthly consumer-price-index figure for the period of January 1 through December 31. It compares the prior year with the year before it and is issued by the United States Department of Labor.

The income limitation for 2009 will be posted to the Department's website as soon as the new figures become available.

See the list of counties and municipalities that offer additional homestead exemption for persons 65 and older.

Homestead Property Tax Discount For Veterans Age 65 and Older With a Combat Related Disability

This amendment provides a property tax discount on homestead property owned by eligible veterans. To be eligible, a veteran must have an honorable discharge from military service, be at least 65 years old, be partially disabled with a permanent service connected disability, all or a portion of which must be combat-related, and must have been a Florida resident at the time of entering military service.

Homestead Tax Deferral

A person who is entitled to claim homestead tax exemption may elect to defer payment of part of the combined total taxes. The combined total includes property taxes and any non-ad valorem assessments that would be covered by a tax certificate sold by the tax collector. An annual application for tax deferral should be filed with the county tax collector onor before January 31, following the year in which the taxes and non-ad valorem assessments are assessed. Approval of an application for tax deferral will defer the portion of property tax that exceeds 5 percent of the applicant's household income for the prior year. If household income for the prior year is less than $10,000, all ad valorem taxes plus non-ad valorem assessments will be deferred.

A permanent resident of Florida 65 years old or older may defer that portion of the tax that exceeds 3 percent of the applicant's household income for the previous year. If any applicant's household income for the prior calendar year is less than $10,000, or is less than the amount of the household income designated for the additional homestead exemption pursuant to s. 196.075, F.S. and the applicant is 65 years of age or older, approval of the application shall defer the ad valorem taxes plus non-ad valorem assessments in their entirety.

For additional information as to the number of years, total amounts that may be deferred, and interest on deferred taxes, contact the local tax collector.

Installment Payment of Property Taxes

Taxpayers who want to prepay property taxes on the installment plan should file an application with the tax collector by May 1 of the year in which the taxes are assessed. After submission of an initial application, a taxpayer is not required to submit annual applications as long as he continues to elect to prepay taxes by installments. For additional information as to discounts and payment dates, contact the local county tax collector. Effective January 1, 1993, county tax collectors may accept an installment payment of property tax on the next business day following the due date, if the last day for payment falls on a Saturday, Sunday, or holiday.

Personal Property

For purposes of property taxation, personal property is divided into these categories:

  1. Tangible Personal Property - All goods, chattels, and other articles of value capable of manual possession whose chief value is intrinsic to the article itself. "Inventory" and "Household Goods" are expressly excluded from this definition.
  2. Household Goods - Apparel, furniture, appliances, and other items usually found in the home and used for the comfort of the owner and family. Household goods are exempt from property taxation.
  3. Inventory - Items of inventory are exempt from property taxation. Inventory generally means goods, wares, and merchandise held by a business for sale.

Some items of personal property are not taxable, for example, licensed motor vehicles, boats, airplanes, trailers, trailer coaches, and certain mobile homes as defined by law.

Taxable items are assessed at just value based on an annual return that must be filed by April 1 with the county property appraiser. The year of purchase, original cost, and the taxpayer's estimate of just value is required on the return. The property appraiser has the duty to discover omissions and to place value upon personal property.

The amount of tax due is calculated by multiplying the value of the property by the tax rate set by the taxing authorities. The tax bill is mailed to the taxpayer, usually by November 1.

The payment must be made to the tax collector by April 1 of the following year. There are specific discounts allowed for early payment and penalties for delinquency, failure to file, and for unlisted property.

If you are looking for information on the $25,000 tangible personal property exemption, see the Frequently Asked Questions for Amendment 1 Implementation.

For more information about property taxes, contact your county property appraiser or tax collector.


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