Know Your Rights as Property Taxpayer in Florida

Published by nora | Filed under Buyer / Seller Tips, Miscellaneous, Pinellas County Homes, Real Estate

You may have received already your property tax assessment due March 31 next year, and you’re asking why it’s still high despite the significant drops in property values. If you feel that your property tax this year should be much lower than the previous years, know how you can file a tax complaint in your county. Know also your other rights.

While the following information is for Hillsborough and Pinellas counties, much of it is also true for other Florida counties.

Right to File a Tax Assessment Complaint

You should have received your Annual Notice of Property Assessment or Truth in Millage (TRIM) by now as it’s already September. Most counties in Florida send their TRIM notices every August. As stated in the TRIM notice, the TRIM is not a bill. It’s an assessment, meaning you can question the assessment by filing a complaint if you believe the assessment is too high based on property market rates as of January this year.

If you disagree with your property’s assessment, as shown in your TRIM, file a petition of appeal with your Value Adjustment Board on or before the date shown in your TRIM, which is usually within 25 days from the mailing of your TRIM notice. There’s a filing fee of $15, with some exceptions. But before filing a complaint, it is advised that you contact first your Property Appraiser’s Office about your property’s market valuation. However, this step is not a requirement for filing a tax complaint.

If your complaint is not about your market value assessment but about your tax rates, attend the public hearings held by your taxing authorities and express your arguments in these meetings.

Right to Tax Exemptions

• Save Our Homes Exemption

For properties covered by the tax-saving homestead exemption law Save Our Homes, the annual increase in the assessed value is limited to three percent or the national consumer price index (CPI), whichever is lower. You must apply for a homestead exemption to qualify for this exemption.

• Senior Citizen Exemption

All taxpayers aged 65 years and above last January 1, who meet the income ceiling and who qualify for the homestead exemption are qualified for the senior citizen exemption. You know you’re qualified if your TRIM states that “You have qualified for the senior citizen exemption.”

• There are also additional exemptions for veterans, the handicapped, blind, and widows or widowers.

Right to Tax Discounts  

You get discounts on your tax payment if you pay in full before March. If you pay in:

•  November, you get a 4-percent discount
•  December, 3 percent discount
•  January, 2 percent discount
•  February, 1 percent discount
•  March, no discount

Right to Pay in Installment

You can pay your tax in four installments — in June, September, December and March — as long as your total tax is more than $100 and you’ve applied for this arrangement on or before May 1.

But You Also Need to Comply with the Tax Payment Deadline

By April 1, you should have paid your property taxes. All unpaid property taxes on this date are considered delinquent and are assessed 3 percent interest plus advertising costs. If delinquent taxes are still unpaid after they are advertised in a newspaper for three consecutive weeks, tax certificates covering these delinquent taxes are sold on or before June 1.