As your Citrus County Property Appraiser, I frequently hear concerns such as, “I hope you don’t raise my taxes!” or “Why did you increase my property taxes?” I’ve even seen similar comments in the Chronicle’s “Sound Off” section or on various social media platforms. These concerns are understandable, especially considering the financial responsibilities property owners face. Over the past few years, one of my primary goals has been to help clarify any misunderstandings about our office and its role in the community. We play a vital part in the county, and it’s important that everyone understands what we do.

It’s crucial to note that the Citrus County Property Appraiser’s Office does not raise or lower taxes. That responsibility falls to the seven taxing authorities based on the budget needs they may or may not have, including the Board of County Commissioners, the School Board, and local city councils. By law, our office is required to appraise property at its full market value. The amount of tax owed is then determined by the millage rates set by those taxing authorities. In fact, our office is not a taxing authority, which is what sets us apart. This distinction is an example of the separation of powers.

You may be wondering how we determine property values. As your elected Citrus County Property Appraiser, along with my dedicated staff, it’s our job to assess the value of all property within the county. This includes both improved and vacant real property (residential and commercial), as well as tangible personal property and agricultural property. When I use the term “improved,” I’m referring to land that has had structures added to it. “Improved” is a technical term used within the property appraisal industry.

To determine the value of your property, we first need to understand what properties have recently sold and at what price in today’s market. That’s why we maintain an accurate and up-to-date real estate database. Each transaction must be carefully reviewed to ensure it was an arms-length transaction, meaning it was between a willing seller and a willing buyer, with no undue pressure or special incentives (such as family relationships). Additionally, the property should not have been on the market for an unusually short or long period of time. Once we confirm these factors, we can use the sale prices of comparable properties to establish a value. This method is known as the sales comparison approach to valuation.

Each August, our office mails out the Truth in Millage (TRIM) Notices. If a property owner has any questions or concerns about their property assessment (value) after receiving their TRIM Notice, they are welcome to contact the Citrus County Property Appraiser’s Office either in person or by phone to schedule an informal conference with our staff. The contact number for your specific appraiser is listed on the front of the notice, so you can speak with them directly.

When property owners visit our office to discuss their TRIM notice or tax bill, we typically ask, "Are you here to discuss your assessed value or your property tax amount?" In most cases, the response is about the property tax amount. In such instances, we advise them to attend the budget hearings of the taxing authorities listed on the back of their TRIM notices, as those are the entities responsible for setting the tax rates.

Too often, property owners overlook or delay reviewing their TRIM notices, waiting until after they receive their tax bill from the Citrus County Tax Collector’s Office in November. By then, it’s too late to file a Value Adjustment Board petition with the Clerk’s Office, as required by Florida Statute.

It’s also important to understand that when property ownership changes hands, taxable values are reset to full market value. If you are a new homeowner, you will likely see the biggest increase. If you purchased or moved into your home after January 1, 2024, you will not benefit from your own homestead exemption for the first year. While the previous owner’s exemption will apply initially, it will be removed as of January 1, 2025, and your property’s value will reset to the current market value. If you have a mortgage and your property taxes are paid through escrow, your mortgage company will estimate your taxes based on the previous owner’s tax bill from the prior year. This estimate may differ significantly from your actual tax bill once your homestead exemption is applied, and you could see a large increase in your upcoming mortgage payment.

If you have any questions, please feel free to contact our office at 352-341-6600 or during business hours you can ask questions via our chat feature online at www.citruspa.org.