Understanding Your Lee County TRIM Notices

By: Colten Thomas, Esq.

If you own property in Lee County, you recently received your Truth in Millage (TRIM) Notice. If you believe your property’s assessed value is inaccurate, that TRIM Notice is the key to potentially adjusting your ad valorem taxes. Here is what you need to know.

What is a TRIM Notice?

The TRIM Notice, short for “Truth in Millage,” is an official notification sent to property owners in Florida that reflects the proposed property taxes for the year. While it is not your actual property tax bill, it serves as an important estimate based on proposed millage rates, the assessed value of your property as of January 1 of the taxing year, and any exemptions that may apply (such as homestead or veterans’ exemptions).

Why is the TRIM Notice Important?

Even though the TRIM Notice is not a bill, it plays a crucial role in the property tax process.

Each year, the Property Appraiser’s Office assesses the value of your property using available data, including market trends and comparable property sales. However, this assessment might not always reflect the true market value, especially if there have been external factors affecting property values in your area.

Luckily, if you disagree with the assessed value, the TRIM Notice gives you the opportunity to challenge it. Nevertheless, failing to act within the specified period could result in higher property taxes down the line, so it is essential to review your TRIM Notice carefully and understand your rights to appeal.

How to Contest Your Property Valuation

If you believe the assessed value of your property is incorrect, you have the right to file a petition with the Value Adjustment Board (VAB) within 25 days from the mailing date of your TRIM Notice. The VAB is an independent entity that reviews property tax disputes.

Steps to Appeal

1. Request an Informal Conference: Before filing a petition, consider requesting an informal conference with the County’s Property Appraiser. This allows you to discuss the valuation and present any evidence you have that may support a lower assessment.
2. File a Petition with the VAB: If the informal conference does not resolve the issue, you can file a formal petition with the VAB. The petition must be filed within 25 days of the TRIM Notice mailing date, which typically occurs in mid-August. If you miss this deadline, your right to contest the valuation for that year may be forfeited, except in very limited circumstances.
3. Prepare for the Hearing: Once your petition is filed, you will receive a notice of the hearing date, time, and location. At least 25 days before the hearing, you and the Property Appraiser will exchange evidence that will be presented in favor of your appraisal value. This includes lists and summaries of documents, witness statements, and any other relevant information.
4. Attend the Hearing: The VAB hearing is conducted by a special magistrate, who is usually a trained and neutral appraiser. After considering the evidence from both sides, the magistrate will make a recommendation to the VAB, which will ultimately make the final decision as to your property value.

Important Deadlines

• Property Assessment Appeals: File your petition within 25 days after the mailing of your TRIM Notice.
• Exemption or Classification Appeals: If appealing a denial of an exemption or classification, you have 30 days from the mailing of the denial notice to file your petition.

Key Takeaways

The TRIM Notice offers an estimate of your property taxes based on the proposed millage rates and assessed property values. If you believe the assessed value of your property is incorrect, you have the right to contest it. It’s essential to take timely action, as appeals must be filed within strict deadlines. Additionally, even if you decide to file a petition, ensure that you pay your taxes on time to avoid penalties.

If you need assistance reviewing your TRIM Notice or navigating the appeal process, our real estate team at Henderson Franklin is here to help. Contact us at (239) 344-1100 or via email at info@henlaw.com.