Florida CFO Blaise Ingoglia says property taxes have soared too much
Florida CFO Blaise Ingoglia says in Jacksonville that local governments should cut tax rates because property taxes have soared
- Florida property owners can challenge their tax assessments if they believe they are too high or contain errors.
- Appeals must be filed within 25 days of TRIM notices being mailed, with fees and procedures varying by county.
- Success rates for appeals are relatively low, with Volusia County granting 194 out of 1,807 appeals in 2024 and Flagler County granting one out of 82.
It’s August, which means hot and humid days, kids back at school — oh yeah, and tax bills.
In Florida, property owners receive a TRIM (Truth in Millage) notice in their mailboxes sometime near the middle of August. In Volusia and Flagler counties, this year’s mail-out date was Aug. 18.
But what if you don’t agree with your property appraisal, and you think it’s too high? Generally, the higher your tax bill, the higher your taxes will be. What if a mistake was made?
There are ways to challenge your tax assessment: Here’s how.
Is it worth appealing a property tax assessment?
If you feel strongly about it, it may be worth it. According to Avalara, a tax compliance software company, “When your property tax bill shows up, it can feel like there’s no room for negotiation — but that’s not always the case. Property valuations aren’t set in stone, and if your assessment seems off, you have the right to push back. In fact, filing a property tax appeal could save you a significant amount of money.”
Flagler County Property Appraiser James Gardner recommends reaching out to his office to talk about your tax bill before filing an appeal.
“Not everyone understands assessments and what goes into them,” Gardner said. “And there legitimately may be a mistake made. If there is, we’ll correct it right away. … We answer to the public; we’re on your side.”
Some of the reasons property owners may challenge an assessment include outdated records, clerical errors, or assets you no longer own, according to Avalara.
How do I file a property tax appeal?
In Florida, a property tax petition for appeal must be filed within about 25 days of TRIM notices being mailed out. This year, that date is Sept. 12 in Volusia County (the Friday before the 25th day) and Sept. 15 in Flagler (the Monday right after). The fee is $30 in Volusia and $50 in Flagler.
To file a claim with either county’s Valuation Adjustment Board, fill out the petition on the Florida Department of Revenue’s website. You will be notified of a hearing date, as well as whether assessors may need to revisit your property site.
What can I expect at a property tax hearing? What is considered?
According to the state, you can choose to either represent yourself or hire a property tax appraiser to do so. The county will send its appraiser’s office representative. A special magistrate judge will listen to evidence from both sides.
Evidence considered could include overlooking a tax exemption (like a homestead exemption) or assessment cap; a recalculation of square footage or accessory structures on the property; consideration of the condition of the property; as well as comparable market values, according to both the Flagler and Volusia property appraiser offices.
In cases of commercial property, the state revenue department says the assessment may also consider “how much revenue your property would produce if it were rented as an apartment house, a store, an office building, and so on.”
How successful are property tax appeals?
In 2024, Volusia had 1,807 appeals out of 360,882 parcels. The number of appeals granted was 194, according to the Volusia County Property Appraiser’s Office.
The Flagler County Property Appraiser’s Office reported there were 82 appeals of approximately 83,000 property assessments in 2024. Just one was granted, according to Gardner, who said the issue in that case was a tax cap.
“Some people may not even be aware that they can appeal,” said Volusia County Property Appraiser Chief Deputy Jeff Cosat.
