HOW

How the Appeals Process Works


The county mails each property owner a NOTICE OF PROPOSED PROPERTY TAXES AND PROPOSED OR ADOPTED NON-AD-VALOREM ASSESSMENTS (or TRIM NOTICE – ACRONYM FOR TRUTH IN MILLAGE) annually by mid-August. Your TRIM NOTICE contains the following information:

  • The taxing authorities that make up the total millage.
  • Previous years taxable value and your property taxes for the previous year.
  • Current year proposal of taxes based on whether or not the budget change is made.
  • Current year, if no budget change is made.
  • Your property value in the previous year which shows the market value and the assessed value for the previous year.
  • Your property value this year – showing the market value and the assessed value.

The TRIM NOTICE towards the bottom of the page tells you when the filing deadline is for filing a petition to challenge the assessed value.

ONCE YOU FILE YOUR PETITION:

In the last week of October, and starting in the first week in November the Value Adjustment Board (VAB) starts scheduling hearings of value. In the past 2-3 years many property owners, in the tens of thousands are filing appeals. The sheer number of petitions filed and the number of Special Magistrates able to hear these cases can take up to 7 to 8 months before your case will be heard.

The Value Adjustment Board will schedule your hearing for a date certain. We have approximately two weeks prior to the hearing to submit our evidence and participate in the evidence exchange with The Property Appraiser Office.

The Special Magistrate allots approximately 15-20 minutes for each case. He or she will conclude the hearing and will make a decision and notify you or your agent in approximately 2-3 weeks. A Special Magistrate Findings of Facts And Conclusion of Law with the decision on relief or not will be sent to the property owner or the property owner’s representative (who ever is on record for filing the petition).

If a refund for overpayment of taxes is warranted, then expect a refund check (rule of thumb – who ever pays the taxes receives the check)to be sent out in 3 or 4 months from the date of the hearing. If the real estate taxes were not paid in full or at least 75% of the total amount due; by the time of the successful hearing (does not apply to taxes paid after April 1, 2018 )then a new and revised adjusted tax bill will be sent to the property owner or lender. The taxpayer will have only 30 days to pay the tax amount due (4% discount credit will apply against adjusted taxes due).

PROPERTY TAX EXPERTS, INC. DOES NOT RECOMMEND THAT A PROPERTY OWNER FILE THEIR OWN PETITION AND ATTEMPT TO GO TO THE HEARING TO DISCUSS HIS/HER CASE BEFORE A SPECIAL MAGISTRATE 'JUDGE' WITHOUT PROFESSIONAL HELP. THE MAGISTRATE IS A VERY EXPERIENCED APPRAISER WHO IS AT YOUR HEARING AS AN OBJECTIVE THIRD PARTY; THERE TO DECIDE ON THE MERITS OF YOUR CASE; AND WHETHER OR NOT THE PROPERTY APPRAISER’S VALUATION IS ARBITRARY BASED ON APPRAISAL PRACTICES THAT ARE DIFFERENT FROM APPRAISAL PRACTICES GENERALLY APPLIED BY THE PROPERTY APPRAISER TO COMPARABLE PROPERTIES WITHIN THE YOUR COUNTY. THE PROPERTY OWNER LIKEWISE, HAS TO SUBMIT COMPETENT EVIDENCE TO PROVE HIS/HER CASE. NINE TIMES OUT OF TEN PROPERTY OWNERS WILL FAIL TO RECEIVE RELIEF FROM THE MAGISTRATE BECAUSE OF THE LACK OF UNDERSTANDING OF APPRAISAL PRINCIPLES THAT HAVE TO BE DISCUSSED AS PART OF THE SUBMITTED EVIDENCE. THE PROPERTY OWNER HAS TO BE COMPETENT IN ANALYZING MARKET SALES AND INCOME ANALYSIS WHEN INCOME PRODUCING PROPERTIES ARE DISCUSSED (DISCOUNTED CASH FLOW AND CAPITALIZATION TECHNIQUES).

IT IS YOUR CALL!

PROPERTY TAX EXPERTS, INC. IS YOUR REAL ESTATE TAX CONSULTANT. WE HAVE 29 YEARS OF EXPERIENCE AND A HIGH RATIO OF SUCCESSFUL APPEALS.

ADDITIONAL THINGS TO CONSIDER:

  • The taxing authorities that make up the total millage.
  • Previous years taxable value and your property taxes for the previous year.
  • Current year proposal of taxes based on whether or not the budget change is made.
  • Current year, if no budget change is made.
  • Your property value in the previous year which shows the market value and the assessed value for the previous year.
  • Your property value this year – showing the market value and the assessed value.

If you want PROPERTY TAX EXPERTS, INC. to represent you; we will enter into a one-year only Contingency Fee Agreement. If we prevail and win our case then the contingency fee applies. If our petition is denied, then the property owner will not be charged for work completed. Please call for more information.

Remember, the filing fee is only $35.00 per petition. The return of your tax dollars on that investment could be immeasurable.

How can we help?

We go to work for you. We use all of our of skills, knowledge and computer analysis for the preparation in putting the evidence together for your appeal and when we go to the actual hearing. We pride ourselves in our success ratio and the relationships we have with the Special Magistrates and the Property Appraiser Office. we simplify the process so you save time and money. Call us at 954-981-8332 or 305-947-0525.

Your Appeal process is a team effort with you. We implore the property owner to attend and take part in the testimony at the hearing.