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Tuesday, November 13, 2012

Miami-Dade County 2012 Property Tax Bill Is Misleading

THE 2012 MIAMI-DADE COUNTY REAL ESTATE PROPERTY TAXES ARE MISLEADING

Property owners that appealed their 2012 property taxes need to carefully read the County's tax bill, and make sure to calculate the correct amount of property tax to send to the Miami-Dade County Tax Collector.

The Property Tax Appeal Group, LLC ("P-TAG") wants to make sure that all owners of Miami-Dade County property are aware of the following warnings...



WARNING NUMBER 1:  
FAILURE TO TIMELY PAY YOUR TAXES WILL CANCEL YOUR TAX APPEAL


Make sure to pay your property taxes before the end of March.  Regardless of whether you are in the process of appealing your property taxes, your failure to timely pay before the end of March will require the County to automatically deny your property tax petition, and the County will also charge interest on the late payment.   

More specifically, Florida Statutes Section 194.014 provides the following in part:
194.014 Partial payment of ad valorem taxes; proceedings before value adjustment board.
(1)(a) A petitioner before the value adjustment board who challenges the assessed value of property must pay all of the non-ad valorem assessments and make a partial payment of at least 75 percent of the ad valorem taxes, less the applicable discount under s. 197.162, before the taxes become delinquent pursuant to s. 197.333.

(2)(c) The value adjustment board must deny the petition by written decision by April 20 if the petitioner fails to make the payment required by this subsection. The clerk, upon issuance of the decision, shall, on a form provided by the Department of Revenue, notify by first-class mail each taxpayer, the property appraiser, and the department of the decision of the board.




WARNING NUMBER 2:
PAY 100% OF YOUR PROPERTY TAXES...NOT 75% LISTED BY MIAMI-DADE COUNTY



THE PROBLEM:
If you appealed your property taxes in Miami-Dade County, and pay your property taxes directly to the County (in contrast to your bank or mortgage company paying on your behalf), Miami-Dade County's Property Tax Bill provides the following misleading information:

Must pay 75% of Ad Valorem Taxes and 100% of Non-Ad Valorem Assessments

or Good Faith payment by March 31, 2013


THE LAW:
  • If you underpaid property taxes...you owe 12% interest to the County
  • If you overpaid property taxes...the County owes 12% interest to you

IF YOU ONLY PAY 75% OF YOUR PROPERTY TAXES:
If property owners follow Miami-Dade County's advice, and only pay 75% of their property taxes...
  • IF YOU LOSE YOUR TAX APPEAL, you will owe the County 12% interest on the unpaid 25% of your property taxes
  • IF YOU WIN YOUR TAX APPEAL, but the value of your property is reduced less than 25%, you will still owe the County 12% interest on the unpaid balance of property taxes owed 





PTAG'S ADVICE: PAY 100% OF YOUR PROPERTY TAXES...LESS THE 4% DISCOUNT IF PAID IN NOVEMBER



IF YOU PAY 100% OF YOUR PROPERTY TAXES:
If property owners follow the Property Tax Appeal Group's advice, and pays 100% of their property taxes...
  • IF YOU LOSE YOUR TAX APPEAL, no 12% interest is owed
  • IF YOU WIN YOUR TAX APPEAL, the County will refund you the difference in overpaid property taxes, and THE COUNTY WILL OWE YOU 12% INTEREST on the overpaid balance of property taxes

If you still have any questions or concerns regarding the above, 
please contact us at the Property Tax Appeal Group:
Phone: 305.693.3500
Email: info@PTAGflorida.com

Wednesday, November 7, 2012

Amendment 4 (2012) was NOT passed, good job Florida.

Congratulations Floridian/s.  You read through the full page Amendment 4 and voted it down.  There was a lot of money thrown at this amendment in an attempt to get it passed (about 5 million), but they failed. 

While there were some good parts to the amendment, it did not out weigh the negative. 

Monday, October 29, 2012

Amendment 4 cheat sheet

We are constantly getting asked what Florida's 2012 Amendment 4 really does.  We are happy ti discuss it, but you may also refer to this cheat sheet.  We hope this helps see through the FULL page of the amendment.  Yes, the amendment takes up a full page.


For direct contact, we may be found at www.PTAGflorida.com

Monday, October 22, 2012

Amendment 4-"Land Leases" will soon replace "Selling" commercial properties

There is a hidden “tax gift” offered by Amendment 4.  Commercial properties are bought for the income they generate.  Instead of purchasing, one could “Master Land-Lease” the entire property, with an option to buy.



That way, one would not trigger a new higher property tax assessment by purchasing, and at the same time, increase the profit on the investment.  An investor may then continue to pay taxes on the fictitious County's lower Assessed Value.



Counties would then see a double problem.  As a lease is not considered a transfer of an interest in Florida real property, there will be no documentary stamp tax due, resulting in less revenue for them. 



Furthermore, protected by the new potential 5% property tax cap (lower taxes), a purchaser can years later pay the doc stamps when and/ if the option is exercised.   That is when the taxes will be re-set to its real Market Value.  Meanwhile, they have enjoyed lower taxes for many years.  This could be made possible if Amendment 4 on the 2012 ballot is passed.



In this way, a new property owners will not be at an economic disadvantage by being saddled with higher taxes than that of a  neighbor, who might have purchased their property at an earlier time.



Barry Sharpe, of pTag: Property Tax Appeal Group, anticipates that if the Amendment passes, the wave of the future in Florida, will be to technically "purchase" a property by temporarily Master-Leasing it for a term of years and then trigger the sale at a fixed agreed upon price a few years later, based on cost of living adjustments.  That will then be a "win-win" for the investor and a loss of tax revenues for the Counties.

Tuesday, October 16, 2012

Amendment 4: Real estate tax reform, but at what cost?



Barry Sharpe of the Property Tax Appeal Group was interviewed regarding Amendment 4 which is on the 2012 ballot.  The story may be found in the Daily Business Review, and was written by Eric Kalis.


Barry Sharpe, a commercial property owner as well as a tax appeal agent, would be impacted in multiple ways if Florida voters approved tax reform measure Amendment 4.
Sharpe could see his business of representing property owners disputing their tax bill take a hit. Many clients likely would see their taxes decline without his help.
He also worries the measure would counter reasons for property owners like him to upgrade their assets, despite a potential tax savings from a lower limit on assessment increases.
"The whole intent of the amendment is for people to have houses," Sharpe said. "I think [the Legislature] made a mistake doing this cap for commercial properties. ... Doing improvements triggers a new assessment and a new tax you have to pay."
If the amendment passes with the required 60 percent vote, the current 10 percent cap on tax assessments for non-homesteaded properties would be slashed to 5 percent starting on Jan. 1.
Also, first-time home buyers would be eligible for an additional homestead exemption that would expire after five years.
A third element, dubbed by some the "recapture" provision, would give the Florida Legislature the authority to pass a law preventing assessment increases for certain properties if the market value (also called just value) declines in a given year.
Early voting begins on Oct. 27.

Plenty of Attention

Of the 12 proposed constitutional amendments on the Nov. 6 ballot, Amendment 4 is getting the most attention for its potential impact on the state's real estate market and damage on municipal government revenues.
During a "webinar" presentation last week explaining its opposition to the amendment, the Florida League of Cities cited an estimate from the state's Office of Economic and Demographic Research that non-school taxing authorities would lose $1.7 billion in tax revenue over the next four years if Amendment 4 passes.
Proponents like real estate industry trade group Florida Realtors have raised millions of dollars in support of the amendment. They say the measure would provide several much-needed fixes to Florida's flawed property tax system.
The 1992 passage of the Save Our Homes Act put a 3 percent cap on assessment increases for homesteaded properties. Proponents of Amendment 4 say Save Our Homes was the precursor to problems homeowners had during the real estate boom. Property values were soaring, but many owners could not cash in because the Save Our Homes' tax savings could not be transferred to another property at the time.
"People were feeling like they were locked in their homes," according to Florida Realtors lobbyist Trey Price.
That issue was addressed four years ago with the passage of Amendment 1. That amendment included a "portability" component that allowed homeowners to transfer their tax benefit to new primary residences.
In addition to the portability component, Amendment 1 created the 10 percent cap for non-homesteaded properties.
"A huge amount of the taxable burden in Florida shifted to non-homesteaded property" during the boom, Price said.
"We believe this is significant reform or we wouldn't push it."
Amendment 4 opponents like the League of Cities agree the state needs extensive tax reform, but say Amendment 4 "exacerbates the inequities" within the existing system.
"Save Our Homes was a noble tax policy, as you don't want to tax people out of their homes," said League of Cities lobbyist Amber Hughes during last week's webinar. But Save Our Homes had "unintended consequences" and Amendment 4 would have its own adverse impact, she said.

User-Friendly

Amendment 4 includes "a couple of things that are user-friendly," according to investor and tax appeal agent Sharpe.
The Legislature would be able to ease the burdensome spread between a property's assessed and true market value, he said.
"When values go down, the county can still increase assessments to play catch-up," Sharpe said. "This will fix that."
The additional homestead exemption for first-time buyers "will probably help Realtors and brokers" by spurring sales and potentially creating more jobs in the industry, Sharpe added.
The value of the additional exemption is equivalent to 50 percent of the property's market value at the beginning of the year the exemption is obtained. It can't exceed the median market value in the county where the property is located.
That provision is a critical change from Amendment 1, Price said.
Under Save Our Homes and Amendment 1, first-time buyers "get a raw deal," Price said. The additional homestead exemption in Amendment 4 would help correct that.
For a young couple starting a family, an additional exemption for an initial home purchase "makes a huge difference," according to longtime government affairs attorney Jorge Luis Lopez of Coral Gables.
"If we were debating this during a period where real estate was booming, we would knock our heads and ask why this is necessary," he said. "This could help stimulate additional transactions" during the current cycle, however.

Potential Pitfall

The reduction of the 10 percent assessment cap on non-homesteaded properties to 5 percent presents the biggest potential pitfall, Sharpe said.
By including the cap reduction in the amendment, state lawmakers might have unwittingly given commercial property owners like Sharpe less incentive to make renovations and tenant improvements, he said.
Commercial property owners would not want to trigger more expensive assessments that would offset any savings incurred from the 5 percent cap.
Sharpe is currently spending $1 million to extensively renovate a shopping center he owns on Miller Road and Southwest 93rd Avenue in Miami-Dade. He said he would have not have undertaken the upgrades if Amendment 4 had been in effect before the renovations were under way.
Hughes agreed during the webinar the cap reduction is the "most problematic" component of Amendment 4. The 10 percent cap is scheduled to expire in 2018. If the proposed amendment passes, the 5 percent cap would run until 2023.
It would "hurt businesses," she said.
"The idea that you can have the baker who has been there for 10 years and a new baker comes in and automatically has higher taxes is not the message we want to send to business here," Hughes said. "It's not just new businesses; expanding businesses are impacted. If someone wants to add 33 employees and move to a new facility, it might not be financially feasible to move to a larger location."
Sharpe said an important downside that has been overlooked is that municipalities would likely significantly raise millage — or tax — rates to make up for revenue shortfalls incurred from Amendment 4.
Those governments "count on a certain amount of revenue," he said. "If they don't get it from people like me who own shopping centers, who will pay for it?"

Uncertain Outcome

With a 60 percent threshold, Amendment 4 "could go both ways," according to Lopez.
The amendment is part of a lengthy ballot that includes a presidential election, numerous local races and a bevy of other constitutional amendments. Voter "fatigue" could be a major issue, Lopez said. Amendment 4 is outlined on the ballot in five paragraphs. The paragraph on the additional homestead exemption for first-time buyers alone is more than 200 words long.
From a strategic standpoint, covering so much ground in one amendment makes sense, Lopez said. Proponents can build up support among both commercial and residential property owners.
But "the counter historically has been when amendments sort of become Christmas trees," Lopez said. "If too many things are on it, that weighs it down."
Sharpe believes Amendment 4 has a "90 percent" chance of passing.
"Most people don't own commercial property," he said. "Most people will vote as a residential property owner. If I were them, I wouldn't vote against it, either."

Other Amendments

Other real estate related constitutional amendments on the Nov. 6 ballot:
• Amendment 2, which expands an additional homestead exemption for disabled veterans to include those who were not Florida residents when they began their service.
• Amendment 9, which gives an additional homestead exemption to the surviving spouse of a military veteran or first responder.
• Amendment 11, which grants an additional exemption to owners who are 65 or older if their primary property has a just value below $250,000 and they have resided on the property for at least 25 years.

To read the full story, please sign in to the Daily business review at: Daily Busniess Review

For Property Tax Appeal help: Property Tax Appeal Group

Tuesday, October 9, 2012

The Roller Coaster off 95 may be gone soon!

Looks like the eyesore off I-95 in Daina Beach is close to being torn down.   The coaster is up for a Tax Lien sale October 17,2012. 




We have no idea who would want to buy a used wooden roller coaster but good luck.  I would have to guess that the winning bid, if there is a bidder, will be less than it costs to break down, transport, and reassemble  (factoring in replacing the bad wood).  This coaster has not run for quite some time, I believe years. 

Dania Beach Hurricane is a Wooden Roller Coaster at Boomers, in Dania Beach, Florida.  It was designed by Jules Ross and the Stand Company and was built by Coaster Works, Inc. in Nashville, Tennessee.  Dania Beach Hurricane opened November 1st, 2000.  The park's website refers to the 3,200 foot (980m) long out and back Coaster as the "largest wooden roller coaster in Florida".  As of July 28th, 2012, the roller-coaster is standing and in operating condition but not being utilized.

The Entire Roller Coaster will be sold to the highest bidder October 17th, 2012 to satisfy the Broward County Tax Lien.  The Roller Coaster will also include in a separate lot an Antique Caboose located on the Roller Coaster Site.

 Auction Site

For Property Tax Appeal help: www.PTAGflorida.com 

**UPDATE**         10/16/2012

The owner has paid off his tax debt so the auction has now been canceled.  That being said, the owner no longer wants the coaster.  He has stated that he would like a non-profit to take the coaster for free.  

Basically, he is trying to get someone to remove the coaster in exchange for the salvage rights.  The train may be repaired and re-assembled at another location or parted out and sold.  There is a lot of wood and steel that may be salvaged.

Monday, September 10, 2012

Miami Association of Realtors - Opening two new Broward offices.

We at Property Tax Appeal Group were happy to attend the:

Grand Opening party for the assosiations new Dcota office


& the Hard Hat party for their Sawgrass office


We had a great time seeing the final construction of the Docota location, which looks great and had an opportunity to see a behind the scenes look at the Sawgrass office as demolition is to start this week.

It was a great time and are proud to be members of the Miami Association of Realtors.  We are also proud to state that Brian Sharpe is also about to start his second term on the associations Commercial Board of Governors.
Barry and Brian Sharpe


The Miami Association CEO, staff and leaders 

Dade and Broward Value Adjustments boards are running behind, but if you wish to appeal your Property Tax, chances are you have to file prior to knowing your 2011 results.

The deadline is now to file 2012 property tax appeals, but  only 20-25% of 2011 appeals have been heard in Miami-Dade and Broward.

We are now filing property tax petitions for calendar year 2012.  The problem is that our clients want to know the results on their 2011 petitions.  We then have to tell them that only about 25% of the hearings for 2011 have been heard to date.  Nevertheless, if they do not now file before September 18th, they will not be able to appeal their 2012 property tax assessment.

It was thought that by starting in 2011 that the Counties would have to pay a 12% interest penalty, that the process would have been sped up.  To our surprise we discovered the following:  

Miami Dade County
Only 25% of the property tax petitions have been heard for year 2011
They anticipate finishing by March 2012

Broward County
All their residential petitions have been completed for 2011
They are almost done with their “2010” commercial property tax petitions.
20% of the commercial property tax petitions for 2011 have been completed.
Yes, they are doing the 2010 and 2011 commercial properties concurrently
They say it may take up to 2 years to complete their petitions for 2011.

The predicament we have is that now property owners may not want to file petitions for 2012, because they do not know if they will ever receive any refund for year 2011.  We understand that the tax dollars are needed, but it does not seem fair.

If you have any questions, please feel free to contact us at:

 P (305) 693-3500

Wednesday, September 5, 2012

Considering transfering ownership of your home. This is a must read! Protect yourself.

A transfer of  your home (of any kind) may trigger a large tax increase.

The following is a case that affected one of our clients:

The County increased our clients Assessed Value from $381,890 to $1,000,339 in just one year.  He has lived in this home for many years and has a homestead exemption in place.  When he asked us how it was possible, we researched and explained.

He went to see a financial planner who transferred the legal ownership from him and his wife, into a Trust in which his wife was a trustee.  This would result a tremendous income tax savings for their family.

What they did not know, was having this done automatically triggered his property taxes to increase by 161% in one year.  We then told him what should have be done in-order to retain his "Save Our Home" portability.  Also know as a homestead exemption, his property tax assessment would have been capped at the lower of a 3.0% increase or the cost of living increase.

The County may not be aware of one’s intent in changing ownership.  But in doing so, it may automatically trigger a higher tax assessment, unless it is done properly.

If the previous owner retained an equitable/ beneficial title via the Trust, he should submit a copy of the first page and those specific portions of the Trust that express equitable/ beneficial title.  The Trust document is important.  An ownership change may have resulted in the homestead exemption benefit not being eligible for automatic renewal for 2012, as required by Section 196.011(9)(a), Florida Statutes, and Florida Department of Revenue Regulation 12D-7.011.

Once equitable title is confirmed, the homestead exemption benefit will continue for 2012.  We now have another happy client.  But having reduced his Assessment Value  to below $400,000 even though his Market Value is $1,00,339, he will no longer need to appeal his assessment.  This was all done for him at No Charge, once we were aware of his problem.

*Every situation is different, we advise you to consult with property tax appeal group and an attorney.  

www.PTAGflorida.com
info@PTAGflorida.com
(305) 693-3500

Friday, August 31, 2012

Make sure you know the current law regarding Property Taxes


As of the 2011 Property taxes (and still in 2012), if your Property Taxes are delinquent, you forfeit your right to appeal. 

 

State law Section 194.014, F.S. states that you must make a partial payment of taxes to avoid denial of your petition.  

 

 This is somewhat misleading.  It does not mean that if you pay 10%, 25%, or even 50% you are fine to appeal your taxes.  You must make a partial payment of at least 75% of the ad valorem taxes that you owe.


Ok, so it you owe $10,000 then you pay $7,500, right?  WRONG, you would be a little short.  Property Taxes are broken down into two divisions.  Ad valorem (Latin for "according to value") and non-ad valorem.  Here is the tricky part, you must pay 100% of your non-advalorem tax.  The reason for the difference is, we can appeal the ad valorem, however the non-advalorem is locked in. 


What can you do and what should you do.  

 

What can you do: 

You can have us file your appeal before September 18th, 2012 and you pay 75% of your ad-valorem and 100% of your non-ad valorem by November.  Then you can wait for the results of the appeal and find out the reduction you could receive and pay the difference or get credited for the difference in excess of the 25% not paid.

 

What you should do (if able):

You can have us file your appeal before September 18th, 2012 and you pay 100% of what the county believes you owe by November.  Why should you give them all the money you ask.  Well, when we are hopefully able to get you a reduction, the county pays 12% interest on the refund.  You can not get that interest rate from a bank, it just makes sense to make a full payment.


If you would like more information on this topic, you can contact us at info@PTAGflorida.com or call (305) 693-3500

 

Please remember, while your TRIM notice is not the final bil, if you wait for your final bill to appeal, it will be to late.  You must appeal now before September 18th, 2012.  Do not delay, contact us today.


Thursday, August 30, 2012

Foreclosure impacts one in four home sales

WASHINGTON – Aug. 30, 2012 – Nearly a quarter of all U.S. home sales involved a property in some stage of foreclosure in the second quarter, real estate firm RealtyTrac said Thursday.

RealtyTrac, which monitors properties in foreclosure, said 23 percent of homes sold in the second quarter were either bank-owned or involved in the foreclosure process.

While the housing market shows some signs of strength with prices rising, the percentage of home sales that include properties involved in foreclosure has risen from 22 percent in the first quarter and from 19 percent in the second quarter of 2011.

However, the number of sales involving foreclosures dropped to 224,429 April through June, down 12 percent from the January through May period and down 22 percent from the second quarter of 2011.

With the tighter supply, prices are rising. The average sales price in the second quarter for a foreclosure-related property was $170,040, a 6 percent increase from the first quarter and a 7 percent climb from the same period a year earlier.

The decline in the total number of foreclosure-related sales paved the way for the first annual decrease after five consecutive quarters with year-to-year increases. The average price increase, meanwhile, was the first such gain since the second quarter of 2010 and the largest average price gain since October through December of 2006, RealtyTrac said.

“The second quarter sales numbers provide solid statistical evidence of what we’ve been hearing … from real estate agents, buyers and investors over the past few months: There is a limited supply of available foreclosure inventory to choose from in many markets,” said Daren Blomquist, RealtyTrac vice president.

Reviewing the data state by state showed 43 percent of all residential property sales in Georgia and Nevada in the second quarter involved property in some stage of foreclosure.

California had the third largest percentage at 40 percent of all residential sales.

Nine other states saw foreclosure-related sales that were at least at 20 percent of all residential sales.

Data showed at least one in five sales in Florida and Oregon (21 percent of all sales), Minnesota, Wisconsin and Colorado (22 percent), New Hampshire (24 percent), Illinois (27 percent), Arizona (33 percent) and Michigan (35 percent) included properties in some stage of foreclosure, RealtyTrac said.

© 2012 Florida Realtors®

www.PTAGflorida.com

Tuesday, August 28, 2012

Flag on the field, property appraiser Garcia is contesting the election

Pedro J. Garcia (Property Appraiser running for re-election) and Joe Martinez (Miami-Dade Commission Chairman running for Mayor) want the absentee ballots in the August 14th election thrown out due to the Hialeah voter-fraud probe.

The election was two weeks ago, but in that time both candidates hired the same lawyer who file parallel lawsuits last Friday requesting the courts throw out the absentee votes.

What would this mean?  If there request is granted, Martinez would trigger a runoff against Mayor Carlos Gimenez and Garcia would have defeated State Rep. Carlos Lopez-Cantera. 

In the property appraiser election, there were about 80,000 absentee votes out of the 207,000 total votes.  39% of the votes cast were absentee.

As it stands, Lopez-Cantera won by 51% to 49% of the vote.  If the absentee votes are thrown out, Garcia would have won, 51% to 49%. 

These are not the first elections to be contested in South Florida.  The 1997 Mayoral election which involved illegal votes resulted in a trial court ordering a new election and then the appeals court then ruled that absentee voting is a privilege and does not have the same legal protection as voting at the polls, which is a constitutional right. 

Due to this conflict, the laws have been changes but have yet to be challenged (until now).  Now absentee ballots are to enjoy the same rights as voting in polling places.

We at Property Tax Appeal Group hope this gets resolved quickly.

For more information, please read the Miami Herald article. 

For Property Tax Appeal help, please contact us at www.PTAGflorida.com

Did you receive this?

We at Property Tax Appeal Group very rarely send mass e-mails.  Less than 10 a year.  This e-mail went out today to those that have asked to be kept in the loop regarding Tax Appeals.

If you do not file by September 18, 2012, you will have missed your opportunity to have your property properly assessed by the County.

Please contact us for more information.

www.PTAGflorida.com
info@PTAGflorida.com
305.693.3500

Monday, August 27, 2012

City of Miami: High ranking employees are jumping ship!


They Mayor says it is nothing to worry about but the Treasury Manager Mirtha Dziedzic, chief accountant Barbara Gray, and capital improvements director Albert Sosa all resigned as of Sunday August, 26, 2012.

The Chief financial officer Janice Larned was pulled back on board as she threatened to quit Thursday. 

As the City Commissioners must approve a budget by the end of September this is not a good sign. 

Miami Mayor Tomas Regalado says he is not concerned and claims it is a coincidence.

The City has a $485 million dollar budget and currently has a $40 million dollar hole in the budget largely due to ballooning pension contributions. 

 They City will have to negotiate concessions from its four labor unions and most likely will be forced to impose furlough days to make up the shortfall. 

No matter why people are leaving the City of Miami, it does not appear the problems will be fixed right away. 

For more information: www.herald.com

For Property Tax Appeal assistant: www.PTAGflorida.com


A Hidden Window of Opportunity Has Opened to Appeal Your Property Taxes


A Hidden Window of Opportunity Has Opened to Appeal Your Property Taxes

 Each year, Florida requires the Property Appraiser in each County to come up with property values for all real estate owned in their County…and is required to provide the property owner time to file a petition to appeal these values (the deadline this year is September 18, 2012).


Faced with these statutory requirements, Miami-Dade and Broward County take various steps to hide from property owners the opportunity they have to appeal their taxes. 

Can You Appeal Something Before It’s Final?
In most circumstances, you need to wait until a final decision is reached before one can appeal the results.  As such, Miami-Dade County puts the following verbiage within its Header, to point out that the final decision has not been reached…

“NOTICE OF PROPOSED PROPERTY TAXES AND
PROPOSED OR ADOPTED NON-AD VALOREM ASSESSMENTS”

DO NOT PAY
THIS IS NOT A BILL



However, if you wait to appeal your property taxes until the Final Tax Bill is mailed out on November 1st, it will be too late to file an appeal.


Make Sure To Read the Small Print
The County is required to provide property owners until September 18, 2012 to file their appeals, and does its best conceal this by using very small font within its footer stating…

If the Property Appraiser is unable to resolve the matter as to the market value,
classification, or an exemption, you may file a petition for adjustment with the
Value Adjustment Board… Petitions must be filed on or before SEPT. 18, 2012

Within the footer, the County also tries to discourage property owners from immediately filing appeal petitions by first requesting…

If you feel the market value of the property is inaccurate or does not reflect fair market value…please contact the Miami-Dade County Office of the Property Appraiser.  The more time it takes the property owner to schedule and meet with the Property Appraiser’s office, is less time they have until the September 18, 2012 deadline to appeal their property taxes.

Property owners need to know they only have until September 18, 2012 appeal their property taxes.

                                                         www.PTAGflorida.com
 

Friday, August 24, 2012

Miami-Dade County 2012 TRIM notices are available



You may not find your Dade County TRIM notice for 2012 on-line.  This is the value that the County feels your property is valued at.  Please keep in mind, the County uses mass appraisals.  They do not (or can not) visit each property to give an accurate appraisal.  That is why we at The Property Tax Appeal Group exist.  We petition on your behalf and present evidence showing why your property has been over assessed.

As Broker's, Building Contractor's, Property Owners (Residential and Commercial), and a background of appealing Property taxes for over 30 years, we know what to present inorder to get you the reduction you deserve. 

Please follow these instructions to view your 2012 TRIM notice:

 1. Obtain your folio #.  Copy it so you can paste it later.
http://gisweb.miamidade.gov/PropertySearch/












2. Proced to the TRIM notice site, make sure 2012 is selected nad paste your folio in:
http://www.miamidade.gov/paportal/trimpdf/MakeTrim.aspx








The file has now been downloaded and you may view the file on your computer. 

You can click 2012 Real Estate for the TRIM Guide to view how to read your notice.

If you would like more definitions about the topic, you may view: Learn the Terms

 For more help, please contact us at info@PTAGflorida.com or call (305) 693-3500

www.PTAGflorida.com

Wednesday, August 22, 2012

Dade County - Want to know your 2012 Property Taxes

Miami-Dade will be receiving their TRIM notices shortly, if you can't wait, just follow our instructions.

Visit: Tax Comparison

Here the computer will tell you the difference between your 2011 and 2012 proposed taxes.

If you do not know your folio number: property search

This site will also give you a lot more information regarding your property.

What you have learned.  The County shows you a full Tax Comparison using the 2011 and 2012 Proposed millage rates.  You will see if your Homestead has saved you money as well as a full breakdown on where your tax is going. 

Hopefully we will be able to help you reduce your taxes (yes, even if they went down).  It depends on your property and how it compares with other properties in your neighboorhood. 

www.PTAGflorida.com
(305) 693-3500
info@PTAGflorida.com