Navigating property taxes can be complex, and understanding your property assessment is the first crucial step. In St. Johns County, Florida, the St. Johns County Property Appraiser plays a vital role in this process by determining the assessed and market values of properties. Each year, property owners receive a Truth in Millage (TRIM) notice, which outlines these values and proposed property taxes. This notice is your starting point to ensure fair taxation, and importantly, it also informs you of your right to appeal if you believe your property’s valuation isn’t accurate.
Understanding the Value Adjustment Board (VAB)
If you find yourself disagreeing with the St. Johns County Property Appraiser’s assessment of your property, the Value Adjustment Board (VAB) offers an independent avenue for appeal. The VAB is not part of the Property Appraiser’s office; it’s an impartial entity designed to review and address property owner concerns. This board is specifically for property owners who wish to dispute their property value, or the denial of an exemption, classification, or tax deferral. Think of the VAB as your opportunity to present your case for a fair property assessment.
The TRIM Notice and Your Property Assessment
The annual TRIM notice, sent out by the St. Johns County Property Appraiser in late summer, is a critical document for every property owner. It details the proposed property taxes and assessments, including any exemptions you might be receiving. This notice is based on the Property Appraiser’s valuation of your property. Carefully reviewing your TRIM notice is essential. It allows you to understand how your property value has been assessed and forms the basis for any potential appeal.
Appealing Your Assessment: The VAB Petition Process
Should you believe that the St. Johns County Property Appraiser’s assessment, classification, or exemption status for your property is incorrect, there are steps you can take. Initially, reaching out to the Property Appraiser’s Office directly at 904-827-5500 or visiting their website at www.sjcpa.us for an informal discussion is advisable. This informal conference can sometimes resolve discrepancies quickly and efficiently.
However, if you remain unsatisfied after this initial step, you have the right to file a formal petition with the county’s VAB. This petition is submitted through the St. Johns County Clerk of Court and Comptroller, Brandon J. Patty’s office, ensuring its independence from the Property Appraiser.
Filing a petition is straightforward. You can do so online by visiting stjohnsclerk.com/vab. Alternatively, for those preferring in-person or mail submissions, the Minutes and Records Department located at the St. Johns County Administration Building, 500 San Sebastian View, St. Augustine, is the designated location. It’s important to note the deadlines: in-person petitions must be submitted by 5 p.m. on September 13, while online submissions are accepted until 11:59 p.m. on the same day. Ensure your petition is filed within this timeframe to have your appeal considered.
What Happens After You File a Petition?
The VAB is composed of five members, representing different parts of the St. Johns County community: two members from the St. Johns County Board of County Commissioners, one from the school board, and two citizen members. This diverse composition aims to ensure a balanced and fair review process.
To manage the appeals effectively, the VAB utilizes special magistrates who are experts in property appraisal techniques and legal matters. These magistrates conduct hearings, carefully reviewing each petition, and then provide recommendations to the VAB for final decisions. They specifically examine aspects like property valuation, denials of portability, tax deferrals, and change of ownership or control determinations. After the hearing and review, property owners will receive written notification detailing the VAB’s decision, indicating whether they have upheld or overturned the Property Appraiser’s original findings.
Further Appeal Options
While the VAB provides a crucial avenue for appeal, property owners have further recourse if they disagree with the VAB’s decision. Florida law allows property owners to seek judicial review in circuit court. This means you can appeal a tax assessment or a decision to deny tax deferral or exemptions by taking your case to the circuit court for further consideration.
For more detailed information about the petitioning process with the VAB, the Florida Department of Revenue offers a helpful fact sheet. You can access this resource at floridarevenue.com/property/Documents/pt101.pdf. This document provides a comprehensive overview of your rights and the procedures involved in appealing your property assessment in Florida.
