Finding the market value of your property is simply a matter of discovering the price most people would pay for it in the shape it's in today.

That is the Property Appraiser's job. He is an appraiser of property. It's not quite that simple, however, because he has to find what this value would be for every piece of property in the County, no matter how big or how small, on the appraisal date, which is January 1 of each year. In fact, he has to find the values for over 140,000 individual parcels of land and the buildings on them, many acres of citrus land, thousands of acres of pasture and farm land and 28,000 personal property accounts.

In addition to appraising property the Property Appraiser must administer over 65,000 homestead exemptions, determine the eligibility for certain religious, charitable, educational and municipal property tax exemptions as well as administer widow, widower and disability exemptions.

When market value changes, naturally so does appraised value. For instance, if you were to increase the total market value of your property by building a swimming pool in your backyard, the appraised value would increase proportionately.

Similarly, should your property's value be decreased by fire, the appraised value would decrease to show the downward effect of this damage on the market value of your property.

In fact, the economy of the entire community affects your appraised value. Since, for example, the economy of Lake County has been growing rapidly over the years, and more and more people have taken up residence here, property values within most of the County have increased.

The Lake County Property Appraiser has not created this value. He simply has the legal responsibility to discover it as it exists and appraise the property accordingly, since people make value by their transactions in the marketplace.

If your opinion of the value of your property differs from the Property Appraiser's Appraisal, you are encouraged to come in and discuss the matter with us. Also, If you have evidence that the appraisal is more than the actual fair market value of your property, we will welcome the opportunity to review all pertinent facts.

After talking with us, if you still find a significant difference between our appraisal and what you feel your property's market value is, you may be heard before the Value Adjustment Board. A written application must be filed with the Clerk of the Board of County Commission.

• Petition to the Value Adjustment Board for Real Estate (224 KB)
• Petition to the Value Adjustment Board for Tangible Personal Property (216 KB)

Applications may also be obtained from the Property Appraiser's Office. The Value Adjustment Board has no jurisdiction or control over taxes or tax rates. Their one and only function is to hear evidence as to whether or not properties called to their attention are appraised at more or less than their market value. If such is the case, the Board has the authority to change the appraised value. They cannot change your appraised value for any other reason. The Board can also hear appeals on denial of exemptions and agricultural classifications.

Please see us first. The Property Appraiser and his staff are at your service, and will be glad to assist in all matters pertaining to County Appraisals and Exemptions.

The Property Appraiser's office reminds you that our office is your office, so feel free at all times to visit and examine our records.

Save Our Homes was implemented for the first time in 1995. The 3% homestead property assessment limitation is a constitutional benefit approved by Florida voters in 1992 which places a limitation of 3% on any annual assessment increases on homestead properties in Florida.

In 2008, a constitutional amendment was passed allowing for Homesteaded homeowners to transfer their existing Save Our Homes benefit to a new homestead, up to $500,000 or the same percentage of value, whichever is lower.

Please note that this cap does not apply to any new construction, any previously non-assessed improvements, or to the new owner of a new or existing home the first year they are added to the tax roll.

I want to learn more or file a:

• Save Our Homes Portability

Every person who has the legal or equitable title to real estate and maintains it as his permanent residence (i.e., is a legal Florida resident) or as the residence of another legally or naturally dependent upon the owner shall be entitled to $25,000 homestead exemption.

In 2008, a constitutional amendment was passed creating an additional homestead exemption of $25,000 for home values above $50,000. School tax levies are exempt from this exemption.

I want to learn more or file a:

• Homestead Exemption

To qualify for a Homestead Exemption, you must be a permanent resident of Florida as of January 1st. (Proof of legal residence)

1. Voter Registration
2. File Declaration of Domicile with the Clerk of the Circuit Court.
3. Present proof of regular Florida driver's and automobile licenses.
4. Resident aliens must have a residency (green) card in addition to items 2 and 3 above.

You must have legal or equitable title to the property on or before January 1st and as of January 1st reside therein.

I want to learn more or file a:

• Homestead Exemption

Amendment 1 is the constitutional amendment voted in by Floridians on January 29, 2008. This amendment has provisions for Portability, Additional Homestead Exemption, Non-residential Assessment cap and a $25,000 Tangible Personal Property Exemption and is retroactive to January 1, 2008 (excluding the assessment cap).

• Portability - Homesteaded homeowners may transfer their Save Our Homes benefit to a new homestead, up to $500,000 or the same percentage of value, whichever is lower.
  
  
• Additional Homestead Exemption - An additional exemption of $25,000 for home values above $50,000. School tax levies are exempt from this exemption.
  
  
• Assessment Cap - An assessment growth limitation of 10% for all non-homesteaded properties. School tax levies are exempt from this limitation. The assessment cap does not go into effect until 2009.
  
  
• Tangible Personal Property Exemption - An exemption of $25,000 for all tangible personal property.

I want to learn more about:

• What to do to receive benefits of Amendment 1

Seniors that qualify receive a $50,000 exemption on county taxes, and a $25,000 exemption on city taxes for participating municipalities.

I want to learn more or file a:

• Save Our Seniors Exemption

New applications for a Homestead, Widow/Widower or Disability Exemption must be made in person no later than March 1st of each year. These applications may be made in the Property Appraiser's office at one of our three office locations. The applicant may pre-file at any time during the year for the following year.

I want to learn more or file a:

• Homestead Exemption
• Save Our Seniors Exemption

To be wholly or partially exempt from ad valorem taxation, property must be used exclusively or predominantly for charitable, religious, educational, governmental, literary or scientific purposes.

1. All property owned and used exclusively for exempt purposes shall be exempt from ad valorem taxation.
2. All property owned and used predominantly for exempt purposes shall be exempt from ad valorem taxation to the extent of the ratio that such a predominant use bears to the non-exempt use.
3. No application for exemption may be approved for religious, literary, scientific or charitable use of property until the application has been found by the Property Appraiser, or upon appeal by the Value Adjustment Board, to be non-profit as defined in F.S. 196.196.
4. "Educational institution" means a federal, state, parochial, church, or private school, college, or university conducting regular classes and courses of study required for eligibility to certification by, accreditation to, or membership in, the State Department of Education of Florida, Southern Association of Colleges and Secondary Schools, or the Florida Council of Independent Schools.

To qualify land for an Agricultural classification (greenbelt), an application must be filed with the Property Appraiser between January 1st AND MARCH 1st of the tax year. Only lands, which are used for Bona Fide Commercial Agricultural Purposes, shall be classified agricultural. "Bona Fide Commercial Agricultural Purposes" means good faith commercial agricultural use of the land.

The Property Appraiser may deny agricultural classification to the following lands:

1. Lands which are not being used for, or diverted from, agricultural use.
2. Land that has been zoned non-agricultural at the request of the owner.
3. Land on which a subdivision plat is recorded.
4. Land which is purchased for a price three or more times the agricultural appraisal placed on the land.

In addition, the Board of County Commission may reclassify land to non-agricultural when there is contiguous urban or metropolitan development and the continued use of such land for agricultural purposes will act as a deterrent to the timely and orderly expansion of the community.

Pursuant to Florida Statue 193.461, “No lands shall be classified as agricultural lands unless an application is filed on or before March 1st of each year.” “Only lands which are used primarily for bona fide agricultural purposes shall be classified agricultural.” “Bona fide agricultural purposes means good faith COMMERCIAL agricultural use of the land.”

January 1st is the statutory assessment date; therefore the property must be in use as bona fide COMMERCIAL agriculture on this date.

General

All applications are field checked systematically to verify use and to ensure correct assessments. Additional information will be requested from the property owner to determine continuance of eligibility. This information will probably be in the form of IRS returns, income and expense documents, purchase or sales receipts and will be requested on a regular basis.

Any residence on the property causes one acre to be removed from the agricultural classification. This acre is assessed at the current market value and is referred to as a homesite and may be eligible for homestead if the owner qualifies under Chapter 196, F.S.

Only the acreage that is actually used for the agricultural operation can be classified agricultural. Intent to use it cannot be considered.

Sale of land for a purchase price which is three or more times the agricultural assessment placed on the land shall create a presumption that such land is not used primarily for bona fide agricultural purposes. Upon a showing of special circumstances by the landowner demonstrating that the land is to be continued in bona fide agriculture, this presumption may be rebutted.

Application for agricultural classification must be made every year between January 1st and March 1st. The initial application is made on the long form (DR-482) available in the Property Appraiser’s Office. If the application is approved, you will receive notification by July 1st. If the application is denied, you will receive your copy of the denial no later than July 1st. Once an Ag application is approved, you will receive a renewal card at the beginning of each year. Please read this card carefully, note any changes, sign and date it, and return it to the Property Appraiser’s Office prior to March 1st. Even if the classification has been renewed, the application can still be denied if the operation does not meet the proper criteria from year to year.

The appraiser’s office MUST be notified of ANY change in the agricultural use or status of the property.

When the property is sold, or when the name of the owner is changed in any way, the agricultural classification is automatically removed and a new application must be made on the long form (DR-482).

The information on this document is meant to be general. It does not cover every instance. If you have any questions, please contact: