PROPERTY TAX EXPERTS, INC HAS EXTENSIVE KNOWLEDGE AND EXPERTISE (32 YEARS) IN OUR SPECIALITY OF AD VALOREM TAX ABATEMENT OF REAL ESTATE AND PERSONAL PROPERTY TAX ASSESSMENTS. We do the research and analysis of your property(s). We represent you before a Magistrate at a Value Adjustment Board hearing. We aim to convince that magistrate that the Property Appraiser’s valuation of your property(s) is incorrect and the assessment and taxes must be readjusted.
Think of the possibility of saving and receiving an actual refund check from your county tax collector for overpayment of taxes in the hundreds, if not tens of thousands of dollars. How? By having PROPERTY TAX EXPERTS, INC file on your behalf, a petition to challenge your Ad-Valorem and Non-Ad-Valorem property taxes.
Real Estate Taxes are one of the largest of your operating expenses in the operation of your property or business. You can lower this expense by appealing the market and the assessed value of your property(s). Now a day, your dollars are safer in your “wallet” than in the hands of the government. PROPERTY TAX EXPERTS, INC. has the professional know-how, the experience and the ability to achieve a successful appeal.
A successful appeal is the end result of the pairing up with you the property owner and Property Tax Experts, Inc. We can create a strong case for a successful appeal by working together in collecting evidence (rent rolls, tax returns, appraisals, photographs, etc.), doing the proper analysis submitting the evidence timely to the county Property Appraiser Office and making the strong arguments towards a successful appeal before the Special Magistrate (‘Judge’).
I implore you, as the property owner to come and participate at the actual hearing, as you know your property better than anyone else. The Special Magistrate presiding, always appreciates the presence of the property owner. Many times your presence and your in-depth knowledge of your property does help him or her to get answers to questions that may be more nuanced; as only you can help with. Your input at the hearing does translate into a successful appeal.
PAYING PROPERTY TAXES
The County Property Appraiser Office (not the county tax collector) mails out the 2023 (not 2022) tax bill, starting in the last two weeks of October and into November. You can pay your taxes anytime between November 2023 (not 2022) and no later than March 31, 2024 (not March 31, 2022) (April 1, 2024, taxes become delinquent – not April 1, 2022 taxes become delinquent. Generally, if you pay your real estate taxes in November you can take advantage of the 4% discount off (not off of) the gross amount of taxes due; A December payment allows you a 3% discount off of (not 3% discount of) the gross taxes and likewise a January 2024 payment allows you a 2% discount allowance; February 2024 (not 2023), a 1% discount and of course March does not afford you any discount. April 1,2024, real estate taxes become delinquent. By March 31, 2024, you had to have paid 75% of the total taxes due. If you fail to pay 75% of your total taxes due by March 31, 2024,then any appeal in progress or any favorable decision made by the Magistrate will become null and void.
THE BEAUTY OF THE APPEALS PROCESS: (REFER TO FLORIDA STATUTE 194.014 FOR MORE DETAILS)
If you paid your real estate property taxes in full before April 1st and you have prevailed at the hearing, you will receive a refund check for overpayment of taxes which is the difference between what you paid in real estate taxes and the adjusted amount of taxes based on the commensurate reduction in assessed value. Your refund amount will reflect the 4% discount
If you have not paid your real estate taxes before (let’s say) March 1st 2024 and had a successful Value Adjustment Board hearing you have only until March 31st 2024 to pay 75% of the total taxes due, then your petition will be denied and voided, and the magistrate's decision will also as a result be denied and voided and no refund will be afforded you and interest and penalties will start accruing on the balance due. 100% of all personal property taxes (non ad-valorem taxes) must be paid by March 31, 2024.
If you have not paid your real estate taxes and have not had a hearing date set; then you will be required to pay 75% of the gross taxes by March 31st, 2022. If 75% of the gross taxes are not paid by March 31st, then your hearing will be canceled and your petition voided..
If you have paid at least 75% of your gross taxes by March 31, 2024, and there is no hearing set until after April 1, 2024, you win your appeal, you will be afforded a refund check for the difference between what you paid in, and the commensurate tax relief based on the Magistrates decision. The Tax Collector may credit (4% discount included) your overpayment refund and apply that amount to the balance of 25% that is still owed. The Tax Collector will send you a new adjusted bill for what is still owed. If you do not pay the remaining balance to your account within 30 days of receipt of adjusted tax bill, they will start charging you 1% per month until paid.
If we do not prevail at the hearing, then they will not send you a bill by mail for the 25% balance owed. You must go online to the county website to pay or visit the Tax Collector office to pay what is owed and due. Broward | Miami-DadeFor further information call your county Property Appraiser office or Tax Collector Office: Miami-Dade County Tax Collector Office: 305-375-3787; Broward County Tax Collector Office: 954-831-4000; Palm Beach County Tax Collector Office: 561-355-2266.
PROPERTY TAX EXPERTS, INC. URGES ALL PROPERTY OWNERS TO PAY THEIR TAXES AS SOON AS POSSIBLE AND NOT TO WAIT FOR A SPECIFIC OUTCOME OF AN APPEAL, BEFORE PAYING THEM.
INSTALLMENT PAYMENTS:
Taxpayers who wish to pay their real estate taxes by making partial payments (an amount less than the full amount of taxes due) can do so by submitting a partial payment plan with the Tax Collector's Office prior to the tax bill being mailed out in last week of October or 1st week in November. Once you agree or elect to participate in the periodic or partial payments plan, by making the first payment, you are required to continue participating in the program for the entire tax year. Your participation in this program waives your rights to receive applicable discounts granted by Florida Statute. Balance must be paid by March 31 to avoid delinquent status and applicable interest and fees that are added.
COMMON EXEMPTIONS:
Homestead Exemption: Every property owner who owns a primary residence may apply for the Homestead Exemption under The Save Our Homes Amendment. Upon approval of your Homestead Exemption application, you will benefit from a $50,000.00 exemption off of the Assessed Value leaving you with a lower Adjusted Taxable Value. Property Tax Experts, Inc. can assist you in filing a successful application for your Homestead Exemption (fee based at $350.00). We have been very successful in reversing the Property Appraiser’s rejection of your application.
Disability Exemption: Any Florida resident who is both totally and permanently disabled might qualify for this exemption. (Contact your county Property Appraiser Office for more details on this program)
Widow’s and Widower’s Exemption
Any Florida resident who is a widow/widower may claim the exemption. Upon remarriage, you are no longer eligible for the exemption. If you were divorced from the spouse prior to his/her death, you are not considered a widow/widower. (Contact your county Property Appraiser Office for more details on this program)
Disability and Service-Connected Exemptions (Ex-Service Members) If you are an ex-service member who was disabled (at least 10 percent) in war or by a service-related misfortune, you may be entitled to a special exemption on any property you own.
Also, any honorably discharged veteran with a service-connected, total and permanent disability could qualify for an exemption. Under certain circumstances, this benefit could also carry over to the surviving spouse. (Contact your county Property Appraiser Office for more details on this program)
Exemptions for the Permanently and Totally Disabled
If you are quadriplegic, paraplegic, hemiplegic, or other totally and permanently disabled individual who uses a wheelchair for mobility, or if you are legally blind, you may be exempt from taxation. (Contact your county Property Appraiser Office for more details on this program)
Call us risk-free today at: Broward County (954) 981-8332 or in Miami-Dade (305)-937-0525.
REMEMBER: You pay nothing unless we obtain a property tax reduction on your behalf.
