Can your County justify your Property Tax Bill ? |
150 Data Points just 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 if your Port Charlotte property has been valued higher than it should be, you have the right to question it and potentially challenge it. And here's the important part: You don't have forever to decide.
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.
So before you toss that TRIM notice aside, Watch This:
▶ WATCH THE PROPERTY TAX APPEAL VIDEO
Think your property might be over-assessed? 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 that's exactly what Port Charlotte Matters is here for: useful local information that might actually make a difference in your life. |
20 Comments
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The part about millage rates is something people skip over. Your value could stay flat and your bill can still go up. They are two different things and it confuses a lot of people.
Checked my neighbors recent sale against my assessed value and there's a noticeable gap. Printing this article out and going over every line of my TRIM notice this weekend.
Taxes went up, roads still have the same potholes. Hard to feel great about that assessed value climbing every year.
The disclaimer about Ownwell being a paid advertiser buried at the bottom in small print is doing a lot of work. Appreciate that it's there but it should probably be at the top.
Called the property appraiser's office once and the person I talked to was actually really helpful. People assume it's going to be a fight but sometimes it's just a conversation.
I work with a lot of new Florida residents and most of them have never even heard of a TRIM notice. This is exactly the kind of thing local outlets should be covering more.
Anyone know if you can do the VAB petition online now or does it have to be in person? The Charlotte County website is not super clear about that.
Just checked mine and they have my pool listed twice. Once in the main record and once in an addition. Going to call the appraiser's office tomorrow. Thanks for the nudge.
The county is counting on people being too confused or too busy to appeal. That's the whole game.
What kind of documentation do you actually need to bring? Comparable sales? Photos? Would be helpful to know what makes a strong case.
Went through the VAB process a few years back. It took a while but I got a small reduction. The process was not as scary as I expected. Just bring documentation.
My mother in law had incorrect square footage on her property record for years. She was being taxed on square footage that didn't even exist. Always check the details.
Ownwell is a paid advertiser so take the recommendation with a grain of salt. The appeal process info is legit though, you can absolutely do this yourself for free.
The five minute checklist at the end is actually useful. Simple and to the point. Most of these articles bury the helpful part at the bottom.
Been in Port Charlotte 11 years and I had no idea the VAB even existed. Nobody talks about this stuff until it's too late.
Our assessed value jumped almost 40k this year. Nothing changed about the house. No renovations, no additions, nothing. Definitely pulling out that TRIM notice tonight.
I appreciate the info but would have liked more detail on what actually counts as a valid reason to appeal. "Something doesn't add up" is pretty vague.
Funny how they can mail that notice out on a Friday in August when half the people are on vacation and then act surprised when folks miss the deadline.
That 25 day window is no joke. My neighbor missed it by like 3 days last year and they told her there was nothing they could do. Read your TRIM notice people.
Did this two years ago in Port Charlotte. Went and talked directly to the property appraiser's office and they actually adjusted my value without me having to file anything. Worth the 30 minute trip.