FREQUENTLY ASKED QUESTIONS

Q: What guidelines does the Property Appraiser follow in determining property value?

The Property Appraiser and staff must abide by the Florida State Constitution and the Florida Statutes. The Florida Department of Revenue also issues a manual of instructions which conforms to the intent of the previously mentioned documents. The office also ascribes to the practices and standards of the International Association of Assessing Officers (I.A.A.O.).

Q: What is Save Our Homes amendment and how does it affect me?

The Florida Constitution was amended effective January 1, 1995, to limit annual increases in assessed value of property with Homestead Exemption to three percent or the amount of the Consumer Price Index, whichever is lower. No assessment, though, shall exceed current fair market value. This limitation applies only to property value, not property taxes.

When a house is sold, the new owner will be assessed at current fair market value. The property will fall under the limitations the year after the new owner receives their new Homestead Exemption.

If additions or improvements are made to the property, the value of those improvements will be added to the roll regardless of the cap. For example, if a pool is added to a property, the value can increase no more than 3% plus the value of the pool. If we correct such items as size, number of bathroom fixtures, installation of heat and/or air conditioning, the value of those corrections will also be added to the roll above the 3% cap.

The cap does not apply to portions of multi use or multifamily properties that are not homesteaded or are rented to tenants. For example, if you own a duplex, live in one half and rent the other half to a tenant, only one-half of your property value will be capped.

The cap remains in effect upon the change of title due to divorce or death of a spouse as long as the remaining owner continues to live on the property as their permanent address. If the owner adds children to the deed but remains on the property, the cap is also protected.

In multiple owner situations where not everyone receives a Homestead Exemption, only the percentage of ownership the homesteaded owner possesses will be covered under the Save Our Homes cap. For two owners with one homesteaded and the other not, only half of the value of the property will be protected. If another non-homesteaded owner is added, the capped percentage drops to one third.

Q: What is the agricultural classification and how do I qualify?

Any land owner who is engaged in a true, good-faith, bonafide agricultural business may be eligible for agricultural classification. An agricultural business may be defined as raising of row crops, cattle, pulp and timber and certain nursery operations. Applications should be made at the Property Appraiser's office prior to March 1st of each year for the current taxing year. The granting of agricultural classification results in a much lower ad valorem tax for those who qualify.

Q: How are mobile homes assessed?

Mobile homes may be considered a vehicle and a tag may be purchased from the Tax collector if the mobile home and the owner of the land are not one and the same. If the owner of the mobile home also owns the land, Florida law requires that the mobile home be assessed as real property and placed on the ad valorem tax roll. The property owner needs to come into the Property Appraiser's office to declare the mobile home as real property and a Real Property (RP) series sticker must be issued.

Q: Do I have to file a personal property return on my business?

Florida Statute provides that all personal property used for commercial purposes must be listed with the Property Appraiser and assessed accordingly. The Tangible Personal Property return form may be obtained from the Property Appraiser's office and must be filed annually by April 1st of the current year.

Q: What is a truth in Millage notice?

A: Annual notices of property assessment (TRIM notices), mailed to every taxpayer, show the estimated "just value" of your property as of January 1. Your tax notice is based on your assessed value less exemptions, multiplied by the millage rates of all taxing authorities and districts in which your property lies. The TRIM notice is self-explanatory. It contains your property's account number, previous year's assessed value, current assessed value, what your taxes will be if proposed millage changes are made, along with other applicable information.

Q: How can you say that my property is worth $90,000 when I paid only $70,000 for it three years ago?

The current valuation reflects changes in the real estate market since you purchased the property. Sales that have taken place in the last three years indicate that the market value of your property has increased.

Q: What do I do if I don't agree with my market value?

If your property's market value is assessed for a greater value than you reasonably believe you can sell it for, contact the Duval County Property Appraiser's office for review during the 25 day appeal period after the mailing of the TRIM Notices. Usually, objections are settled during this phase after the taxpayer's position is considered and an appraiser gives a complete explanation of how value was derived. If unsatisfied after the initial review, the taxpayer may petition the Value Adjustment Board. The Value Adjustment Board is a quasi-judicial board comprised of three elected City Council members and two elected School Board members convened to hear petitions of taxpayers who wish to contest their ad valorem tax assessments. Petitions to be heard by the Board must be filed prior to 25 days after the mailing of TRIM notices. Petitions may be obtained from the Property Appraiser's office and must be filed with the Clerk of the Court.

GLOSSARY

Ad Valorem: Meaning "according to value", an ad valorem property tax is levied in proportion to the value of the items being taxed.

Market Value: A prediction of the most probable selling price of the property less the approximate cost of the sale.

Just Value: An alternative term for market value.

Assessed Value: Market/just value adjusted for applicable Save Our Homes limitations. For non-Homesteaded property, this value will be the same as the market/just value.

Taxable Value: Assessed value less any exemptions. This value is applied to the millage rate.

Millage Rate: The tax rate set by Taxing Authorities to fund their annual budgets.

Cadastral Map: A map listing the value, extent, and ownership of land in a given district for the purposes of taxation.