Why is my new house not on the Property Appraiser website database when my home was completed months ago?
In Florida, any improvement to a property must be "substantially complete" on or prior to January 1st of the current tax year before it can be assessed on the tax roll. Also, many of the improvements may be in a new subdivision where sales are recorded at their final contract price before the improvements are constructed. These home sale "packages" are not substantially complete as of January 1st, therefore, they are assessed at the value of the vacant land only. Hence, the sale price reflects the value of the total package and includes proposed construction, while the assessed value reflects only the vacant land.
The information that is provided on our website includes some of our work in progress. That is, on our website, you are able to obtain the size of any new home which we may have measured and entered into our database but that will be taxable for the next tax year. What we don't provide is an estimate of what the value of that improvement might be for the next tax year since values are subject to change. Again, we provide this information in an effort to maximize the usefulness of the site to the public, but it can cause confusion for those who do not require full detail. We certify the tax roll in November of each year and only certified values are on the website. To use work in progress values would be misleading because these values are subject to change.
We provide these different features because different people using our website have different needs. Unfortunately, our attempt to provide maximum information can sometimes cause confusion to those who do not require full detail.
Why do some of the feature detail component amounts show up as zero?
Some features are listed only for informational purposes with no value or amount specifically attached to the feature. This is because the value of the feature is included as part of the whole property improvement.
Why do some of the assessments of similar properties appear to be low in some cases and high in others?
The low assessed values as compared with their sale price may reflect sales that were vacant land at the time of sale, but may have sold for a "package" price, which included the future construction of the improvement. Since the construction may not have been completed at the January 1st assessment date, the value certified may have been for land only.
The high assessed values as compared with their sale price may reflect non arm’s length transactions, such as sales between related parties.
Also, our office considers costs of sale and the tax roll reflects sales occurring in the year prior to the year currently certified. For example the 2020 market values currently displayed on our website reflect sales occurring in 2019, prior to the January 1, 2020 assessment date and they consider costs of sale.