The Job of the Property Appraiser
To find the value of a piece of property, the Property Appraiser
must first know what properties similar to it are selling for,
what it would cost today to replace it, how much it takes to operate
and keep it in repair, what rent it may earn, and many other dollar
facts affecting its value, such as the current rate of interest
charged for borrowing the money to
buy or build property like yours.
Utilizing these facts he can then go about finding the property's value in three
different ways.
The first way is to find properties like yours which have been sold recently.
Their selling prices, however, must be analyzed very carefully to get at the
true picture. One property may have sold for more than it was really worth because
the buyer was in a hurry to occupy the property and was willing pay an inflated
price.
Another may have sold for less money than it was actually worth because the
owner needed cash right away. He was willing to sell to the first buyer who
made him an offer.
Using this approach - comparing the selling prices of properties similar to
yours - the Property Appraiser must always consider such over or under-pricing
to arrive at a fair evaluation of your property's value.
The second way the Property Appraiser can go about this is based on how much
money it would take, at current material and labor costs, to replace your property
with one just like it. If your property is not new, he must also determine
how much it has depreciated.
A third way is used in addition to the other two if you happen to own property
that provides you with a rental income, like an apartment house, a shopping
center, or a mobile home or r.v. rental park. Here the Property Appraiser must
consider such dollar facts as your operating expenses, taxes, insurance, maintenance
costs, the degree of financial risk the knowledgeable investor is expecting
from this type of investment, the income potential of the property, and the
anticipated return on this kind of property.
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Highlands County Property Appraiser
Truth in Millage (Trim) Notice
The Notice of Proposed Property Taxes (TRIM notice) is mailed each August. It enables the taxpayer to compare the
prior year assessed value and taxes with the present year assessed value and proposed taxes. It also lets taxpayers compare
the amount of taxes if there is no budget change for the upcoming year. The notice lists the date, time, and location of
all budget hearings at which the taxing authorities will hear from the public. At these hearings, the taxing authorities
establish the millage to be levied against the parcel of land shown on the TRIM notice. The notice also shows the deadline
for filing a petition to protest the assessment and any denial of exemption with the Highlands County Value Adjustment
Board (V.A.B.).
The account number (STRAP number) appears at the upper left
hand of the notice above your name and address. If this number
begins with the letter "B" or a numeral, it is a
tangible personal property account and not a real property
account.
The Highlands County Property Appraiser is interested in answering your questions pertaining to the assessed value of your
property and exemptions. Please contact this office regarding these issues either by telephone, at (863) 402-6659, or in person,
during our stated business hours. We welcome the opportunity to discuss your concerns. Our office is prepared to explain the
reasons for any change in the assessment of your property in a courteous and professional manner. We are here to serve you.
Please bring your TRIM notice(s) with you if you wish to discuss your concerns in person. After discussing your concerns,
any unresolved issues may then be addressed through an appeal process by filing a petition prior to the deadline printed
on the bottom of the TRIM notice and presenting your concerns formally to the Highlands County V.A.B. at a public hearing.
There is a filing fee required of $15 per parcel. We will discuss your concerns during the rest of the calendar year, but
your opportunity to formally protest with the V.A.B. is restricted to the filing period identified on your TRIM notice.
The TRIM notice includes a general explanation on the reverse side. Please be advised that all taxes appearing on this notice
are confined to ad valorem tax, which are based on the assessed value of your property. All non-ad valorem assessments, such
as assessments for garbage collection, will appear on your tax bill in addition to the ad valorem taxes.
At the bottom of the TRIM notice you will note the current and prior year values. The ad valorem taxes are based on the
taxable value figure, after deducting all exemptions. Changes in assessed value are typically the result of physical changes
to your property, such as additions, alterations, or new construction, and also result from our on-going analysis of the
dynamics of the real estate market.
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Market Value and Assessed Value
Your TRIM notice has separate columns for Market Value and Assessed Value. If your property has a Homestead Exemption, it
is possible that Market Value and Assessed Value can be different due to the Save Our Homes assessment limitation.
Both values must be calculated and maintained because the Market Value of your property may increase at a greater rate
than the Assessed Value. For example, if your house is assessed at $100,000 and sales in your neighborhood indicate
property values are increasing by 10%, the Market Value of your home for the following year will be $110,000. However,
if your property is covered by Save Our Homes and can only increase 3%, the Assessed Value will be $103,000. The $7,000
difference is held as a Save Our Homes differential and will be recaptured in 3% increments, at most.
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Physical Inspections
State law mandates that at least once every three years a physical inspection is made of each property in Highlands County.
In addition to the required three year inspections, there are several other reasons why an appraiser might make a physical
inspection of your property. They include, but are not limited to:
- If a building permit is obtained for some type of construction or remodeling to your building.
This could range from an interior completion to constructing a new building.
- If the property is damaged by a fire, natural disaster (i.e. flood, hurricane, etc.)
- If your property recently sold, our office will make a physical inspection of the property to determine
that our records are accurate. It is very important to insure the sales data is accurate since it forms the
basis for the analysis of property values.
- Lastly, you as the property owner or your designated representative can request a review of your property
at any time during the year
Please keep in mind however, that during late August and early September the requests for reviews are numerous due
to the mailing of the Truth in Millage (TRIM) Notice.
For whatever reason we have made a physical inspection of your property, the actual inspection process is much the same.
When an appraiser arrives at the property, they will introduce themselves. Please be aware that for your safety, the
Property Appraiser's staff wears photo identification badges and use plainly marked vehicles. We try, to the best of
our ability, to avoid disrupting your business operation (e.g. not inspecting a restaurant at lunch time) and will
keep the visit as brief as possible. Our goal is to uphold the highest professional standards and greet each property
owner with courtesy and respect.
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How Do You Inspect My Building?
Mainly, inspections are completed on the exterior of the property. After consulting with the property owner, the
appraiser will walk around the property verifying our records concerning the physical characteristics of the property
(e.g. roof finish, exterior wall type, type of heating and air conditioning etc.) and the building dimensions. If the
property is new, every wall will be measured to determine the size of the structure. If the property is not new, every
wall may not be measured, but rather just a couple to again confirm our records.
It is important for you to know, that as an office policy, the Highlands County Property Appraiser's staff does not
inspect the interior of residential properties. However, with respect to commercial properties, which are generally
open for business during site visits, it is sometimes necessary to inspect the interior in order to identify different
building components (e.g. showroom, office, utility area etc.). Before granting access to your structure, please make
sure the appraiser identifies themselves and has photo identification.
Your cooperation is important for an accurate assessment particularly if you have a locked gate or fence, or an overly
sensitive alarm system. We may ask you to take the necessary steps to allow our staff safe access for a thorough
inspection of your property. Please be aware that if you do not allow access to your property and insist our appraisers
leave, we will. Keep in mind, however this action may force the appraiser to make certain assumptions about your
property which could yield an inaccurate assessment.
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Date
Taxes Become Due