The Florida Constitution reserves all revenue from “ad valorem taxes” (taxes based on property value) for local governments, which is their largest source of funding. State government derives no revenue from property taxes. Property tax is levied as of January 1 annually based on the market value of real and tangible personal property. Property owners receive their tax bills in November and payment is due by March 31 of the following year.
Local property appraisers annually assess each privately owned property in Florida based on market value. Property appraisers also administer exemptions. Local governments (taxing authorities) set the “millage rate,” which is the rate at which properties are taxed. After accounting for certain exemptions, differentials, and limitations, the “taxable value” is multiplied by the millage rate to determine the dollar amount of the tax.
See The Local Government Property Tax Process to see how your government works for you.
Just Value (market value) – Assessment Limitations (e.g. Save Our Homes) = “Assessed Value”
Assessed Value – Applicable Exemptions (e.g. Homestead) = “Taxable Value”
Taxable Value X Millage Rate = Total Tax Liability
Example: Assume Homestead A has a market value of $400,000, an accumulated $100,000 in Save Our Homes protections, a Homestead Exemption of $25,000, and the millage is 20 mills:
- $400,000 – $100,000 = $300,000
- $300,000 – $25,000 = $275,000
- $275,000 X .02 = $5,500 (Total Property Taxes)
The state constitution authorizes several types of local governments to levy property taxes up to a certain amount. County, municipal (city), and school district governments may levy taxes up to 10 mills each. A county that provides municipal services may levy an additional tax as set forth in statute. Special districts 1 (e.g., water management) may be authorized by the constitution or by statute to operate with a variety of millage caps, usually under two mills.
Taxing authorities are required to conduct public hearings on their budgets prior to adopting a budget and setting a millage rate. This commonly referred to as the truth in millage process (TRIM), and is the best opportunity for property owners to comment on taxing authority budgets. The growth in revenue from property taxes assessed by taxing authorities is capped at a rate equal to the growth in Florida per capita personal income plus new construction unless the governing board of the taxing authority overrides the cap with a super-majority or a unanimous vote.
See the 2006 Millage Rates by County, and the 2006 Taxes Levied by County.
As a property owner, you can appeal the value of your property or the denial of your exemption or classification application in three ways.
The first and most effective way is to informally meet with the property appraiser or their staff to review information about your property or application. You can expect to start with the physical characteristics of your property and sales of similar properties which are used as indicators of value, or the information applicable to your application for exemption or classification.
Second, you can file a Petition with the Value Adjustment Board within 25 days after you receive a Notice of Proposed Taxes from the property appraiser. The Value Adjustment Board consists of three county commissioners and two school board members, and may hire a special magistrate to hear the appeal on their behalf. You can expect a scheduled, more formal hearing in which you will be asked to present evidence of market value or evidence supporting your exemption that would overcome the conclusions reached by the property appraiser. The property appraiser can provide you with a blank Petition to the Value Adjustment Board which you will complete and file with the clerk of the court along with a small filing fee.
Third, you can file a suit against the property appraiser with the circuit court.
The Department of Revenue does not have the authority to change a property appraiser’s values or to establish taxing authorities' budgets.
January 1
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
August
- Property appraiser mails the Notice of Proposed Property Tax (Truth in Millage)
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
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
See detailed calendars of events for property appraisers and tax collectors.
See the Florida Property Valuations and Tax Data book for specific information on values, millage rates, exemptions, taxes levied by taxing authority and much more.
The Department of Revenue has general supervision of the assessment and valuation of property so that all property will be placed on the tax rolls at just value. The Department also has supervision over tax collection and all other aspects of the administration of taxes. The supervision of the Department consists primarily of aiding and assisting county officers in the assessing and collection functions. The Department provides education, training, technical assistance and consultation to upgrade assessment skills of both state and local assessment personnel.
See The Local Government Property Tax Process for more details
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