Frequently Asked Questions
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Public Service and Exemptions FAQs
How do I file for an exemption or classification with your office?
Property tax exemption or classification applications can be submitted to our office in person, online through our webpage, or completed at home and delivered to our Dropbox, conveniently located in our downtown office.
For a list of all the forms and online applications please click HERE.
What are your hours of operation, and do I need to make an appointment?
We have two locations for the convenience of our constituents
Main office in Downtown Gainesville
515 N Maine Street Suite 200
Gainesville, FL 32601
opened to service Monday to Friday from 8am to 5pm (except County holidays)
Satellite office in the City of Alachua Inside the Swick House
15010 NW 142nd Terrace
Alachua, Florida 32615
opened to service Monday -Thursday from 9am to 4pm (except County holidays).
Our offices have appointment availability through the appointment feature on our webpage HERE for those who need a specific time of service, but walk-ins are welcomed.
What is the status of my application?
All timely applications are received up to March 1 of the year of application and promptly processed by June 1 of that year. If our office needs additional information, we send notifications via a certified general denial letter to the mailing address on record to the applicant’s attention, informing them of the status of the application. This notice will provide 30 additional days to re-review the application for the current tax year.
I forgot to file an application for an exemption with your office. Can I file it now?
Our filing tax timeline calendar for timely applications is from October 1 to March 1 of the current tax year, in the event timely filing season was missed for the current tax year late filing is available with an approved Extenuating Circumstance Affidavit that must be submitted with the application to our office no later than the TRIM deadline for the current tax year. Late filed requests will NOT be notified via certified mail as timely applications do and applicant(s) must ensure that the late file affidavit is approved, and all of the application requirements are met when filing.
My renewal notice has incorrect information, what can I do to fix it?
Our office diligently works on having accurate and current information in our database. Our Automatic Renewal Notices have been modified to now reflect the holder of the tax benefits. We encourage all owners to contact our office immediately if they notice any inconsistencies on their renewal packages or on any other correspondence from our office.
What type of documentation do we need to file for a Homestead Tax Exemption?
When filing for the Homestead Tax Exemption, all applicants should ensure that any documents submitted with their application for the purpose of serving as residential proof are updated to the address for which they are filing. Below are some examples of some items frequently provided that must be updated.
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- Florida Driver’s License or Florida ID
- Florida Vehicle Registration
- Florida Voter Registration
- Income Documentation (Bank Statements, IRS Returns, W2’s or SSA1099)
- Proof of Payment of Utilities
Why are my property taxes so high compared to others? Or why did my taxes increase more than the 3% allowable limit?
The 3% limitation increase is referring to annual Save Our Homes Cap to your property assessment value not your property tax bill increases. There are several factors that affect your property taxes which can result in an increase not associated with the annual 3% limitation. Taxes are affected for different reasons and each case is different. When reviewing your property taxes, there are several questions to ask; please see some below.
- What type of tax exemptions do I have, and how many?
- Did I lose any tax exemptions?
- Am I a new owner compared to those other properties I been reviewing?
- Is my property different somehow? (size, age, special features, or location..)
- Did I make some new additions to my home that will affect my taxes?
- Have I recorded any change of ownership document for the property? (Deeds, Trusts, Leases)
- Has my marital status changed since the granting of my original tax exemption application?
- I rented my property, could that be why my taxes were affected?
I received my TRIM notice, and it does not reflect the Save Our Homes Cap on the property I just purchased and applied for Homestead Exemption this year, why?
For any new homeowner with a new Homestead Tax Exemption, the Save Our Homes Cap will start calculating on the following year of application, and if there is an amount to reflect, it will be identified on the following year‘s TRIM Notifications. For example, if you were approved for your tax exemption in the tax year 2024 and your market increases for the 2025 tax year, your 2025 TRIM notice will start to reflect your Save Our Homes Cap.
I been a Senior or a Widow for several years why am I not receiving the tax exemption associated with my status?
Any property owner who qualifies for a tax exemption must first apply and submit the required documents to our office. We encourage any property owner who believes they qualify for a new tax exemption to contact our office to complete the process as soon as possible to avoid missed years of possible tax breaks. If an application is not submitted, our office cannot address any tax year following the status changed for the property owner.
What is Amendment 10 (Save Our Homes)?
In November, 1992, voters approved Amendment 10 to the Florida Constitution which limits the size of the annual increase in the assessed values of owner occupied residential properties which have homestead status. Under Amendment 10, increases in the annual assessment of homestead residential property shall not exceed the lower of either (1) three percent (3%) of the assessment of the prior year or (2) the percent increase in the Consumer Price Index for all urban consumers in the U.S. Amendment 10 does NOT apply to new construction or improvements to existing properties in the year following the year the changes were completed. However, in subsequent years, the cap provided by Amendment 10 will be in effect for both the property and the changes. In addition, when a property sells the process begins again.
Not for Profit Property Tax Exemption?
Florida has no Not for Profit property tax exemption. There are property tax exemptions for which being a Not for Profit helps you qualify, but none for simple being a Not for Profit. For example, there is a property tax exemption for qualifying charitable organizations. Being Not for Profit is one of the qualifying conditions for discerning if you are charitable or not. It is important to understand that ownership is not the only criteria for exemptions, qualifying use is also required. So, a charitable organization may qualify a property for exemption if they are a qualifying organization, own the property and the use of the property is charitable as well.
Valuation FAQs
What is Market Value?
Florida law requires that the just value of all property be determined each year. The Supreme Court of Florida has declared “just value” to be legally synonymous to “full cash value” and “fair market value.”
The fair market value of your property is the amount for which it could sell on the open market. The Property Appraiser’s office analyzes market transactions annually to determine fair market value as of January 1. Fair market value must be determined for every piece of property in Alachua County each year.
Market value is determined by the three approaches to value as stipulated in the Florida Statutes:
- “Direct Sales Comparison”
- “Cost Approach”
- “Income Approach.”
How is Market Value determined?
Market value is determined by analyzing the sales of similar properties, the cost to reproduce your property and the ability of your property to earn income. In Alachua County we use a computer assisted mass appraisal (CAMA) system. The CAMA system incorporates our conclusions from these three analyses. It then applies these decisions to all properties equally. Although this seems complicated, please keep in mind that we feel the best evidence of your market value is the sale, prior to January 1, of several properties similar to your property.
Why do Appraised Values Change from year to year?
When market value changes, naturally so does appraised value. For instance, if you were to increase the total market value of your property by making changes, additions or improvements, 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.
The Alachua County Property Appraiser has not created this value. This office has the legal responsibility to discover it as it exists and appraise the property accordingly. Buyers and sellers set value by their transactions in the marketplace.
How do I Question the Appraised Value of my property?
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 petition must be filed with the Value Adjustment Board at the Alachua County Clerks Office.
The Value Adjustment Board has no jurisdiction or control over taxes or tax rates. Its one and only function is to hear evidence as to whether properties called to its attention are appraised at more or less than their market value. If this is the case, the Board has the authority to change the appraised value.
For more information on what to do if you disagree with your property value and Value Adjustment Board (VAB) contact info click HERE.
How do I appeal my appraisal?
Informal: The first and most successful option for appeal of your property value is a meeting with one of our appraisers. In this meeting, you will review the physical information on your property (i.e., Is the property measured correctly and are the correct building materials reflected in our records?) and review sales of other properties and other pertinent information. If you have the time to review our record of sales and information on your property before your appointment, you will feel better prepared and the process will go more quickly. In any case, we encourage you to ask for an appointment if you have questions.
VAB: The Value Adjustment Board is the next step in the appeal process. However, this procedure is slightly more complex and formal than an informal meeting with one of our appraisers. It is highly recommended that you exhaust the informal approach prior to undertaking this step. The Value Adjustment Board is a process administered by the Clerk of the Court.
Circuit Court: If you are still not pleased after the VAB, your next step is to file a suit against us in circuit court. This proceeding gets very formal and has a lot of rules. If you are considering this option, you should talk to an attorney.
One last note which applies to all levels of appeal: There is no provision in Florida law for your value to be reduced because of personal hardship or inability to pay. While we definitely empathize with the many difficult personal situations people experience, we cannot lower values because of them. Likewise, what other properties are appraised for is irrelevant in the appeal process. Please be prepared to talk about your market value. Market value and the exemptions are the only place in the process where we have any control.
For more information on what to do if you disagree with your property value, disagree with your exemption status, or Value Adjustment Board (VAB) contact info click HERE.
Why are my taxes so high?
Our office only places value on properties. For questions about taxes, you need to contact each taxing authority.
For more information about Taxing Authorities, click here.
A full list of all the taxing authorities in Alachua County can be found on the millage rates page located here.
Why is my value so high?
Our valuation process is based on market value. We analyze how the real estate market performed in your area in the prior year and adjust values accordingly.
My neighbor has the same house I do, why are his taxes so much lower?
Florida has different exemptions and caps on value placed on properties. For this reason, it is improper to compare your TRIM Notice or tax bill to your neighbors. Things such as time of ownership, primary residence, or senior citizen status all play a part in the final taxable value calculation.
I am not planning on selling my property, why do you value it so high?
We are tasked with developing a just (market) value every year as of January 1st. Whether you plan to sell or keep it forever does not factor into the final reconciliation of value.
I haven’t made any improvements to my property, why is the value still going up?
Even if you have not made any improvements to your property, this does not make it less valuable. The value of real estate tends to increase over time. Even if the buildings have not been updated, the land can increase in value.
Tangible Personal Property FAQs
What is Tangible Personal Property?
Tangible Personal Property (TPP) is any goods, chattels, and other equipment or furnishings owned by and /or used for a business purpose. This includes equipment personally owned, fully depreciated, or written off for Internal Revenue Service’s purposes. Any assets reported on IRS form 4562 along with Section 179 assets are considered Tangible Personal Property. Some examples of Tangible Personal Property include but are not limited to: computer equipment, security equipment, office equipment, furniture, fixtures, medical, dental, manufacturing equipment, capital leases, signage and leasehold improvements. Class 94 vehicles (vehicles registered as a tool & not as transport) are Tangible Personal Property. Vehicles not registered as Class 94 (tool) may have equipment attached such as air compressors, power cranes, and tool boxes that are considered Tangible Personal Property. The filing deadline for Tangible Personal Property returns is April 1st of each year.
Who must file for Tangible Personal Property?
Anyone who owns or has possession of assets on January 1st and is a sole proprietorship, partnership, company, corporation, or is a self-employed agent or contractor must file each year. Property owners who lease, lend or rent property must also file.
Why must I file a Tangible Personal Property return?
Florida Statute requires that all Tangible Personal Property be reported each year to the Property Appraiser’s office. If you receive a return, our office determined that you may have personal property to report. If you feel the form is not applicable, return the form with an explanation.
If I am no longer in business, should I still file the return?
Yes. If you were not in business on January 1st of the tax year, follow this procedure:
- On your return, indicate the date you went out of business and the manner in which you disposed of the assets.
- If the business sold, include buyer information such as date of sale, name address, telephone number. Include sales agreement, if available.
- Sign, date and mail the return back to the Property Appraiser by April 1st.
How can I obtain the TPP form?
As a courtesy, the Property Appraiser mails a return at the beginning of each year. If you do not receive one, you may download a return or contact us directly for assistance.
I received more than one form. Am I required to file both?
Yes, if you received multiple forms, it means we have been informed that you have more than one business or location.
Is there a minimum value that I do not have to report?
No. There is no minimum value.
If I have no assets to report, do I still have to file a return?
Yes. If you feel you do not have assets to report, fill out items 1 through 9a on the return and attach an explanation of why nothing was reported.
Why is this asset on this depreciation table?
We categorize TPP assets and place them on the appropriate age/life table for their use.
What if I lease or rent my equipment?
Report leased or loaned equipment in the proper area of the return. Include the owner’s name and contact information of the equipment.
Is my mobile home considered real or tangible personal property?
If you own both the land and mobile home, the mobile home must be declared real property, and a Real Property (RP) decal must be purchased. If you do not own the land, but do own the mobile home; you are required to purchase a yearly decal for the mobile home.
Why do I have a penalty?
The deadline to file a TPP return is April 1. You can request an extension prior to April 1st and the deadline may be extended to May 1st. If you did not file a timely return, you will be assessed a penalty of 5% per month that the return is late up to 25%.
I only paid X for this asset, why are you valuing it so much?
We value assets based on market value. Even if you purchased your assets at a garage sale at a huge discount, we would still value them at market value.
Why is my value so high?
We analyze sales of comparable assets and look at age/life tables to determine depreciation.
Why didn’t I get an exemption?
The $25,000 TPP exemption only applies when the TPP return is submitted to our office in a timely manner. Late filings do not receive the exemption and are assessed an additional penalty.
General FAQs
What are the Property Appraiser’s duties?
The Property Appraiser is charged by the State Constitution and statutes with appraising all property in Alachua County at 100% of market value as of January 1 every year. This means that Florida is on an annual reappraisal cycle so your property value could change each year. Duties include the valuation of all vacant and improved real property and tangible personal property. It is also the responsibility of the Property Appraiser to maintain ownership records and maps as well as administer exemptions and classifications.
Is the Property Appraiser a revenue agency?
The Property Appraiser’s office is NOT a revenue agency! Our concern in the Property Appraiser’s Office is that values are both lawful and equitable. We are not rewarded for increases in value. State law requires that property be valued at market value. Every year the State tests our roll to assure everyone that we are meeting that threshold. ,if we are not, they have the authority to compel us to do so or to step in and do it themselves.
Where can I view Tax Roll Statistical Reports (Pursuant to HB909)?
Visit the Florida Department of Revenue’s Property Tax Data Portal.
When is new single-family construction added to the tax roll?
Per Florida Statute 192.042, all property shall be assessed according to its just value on January 1. As related to real property, the statute reads, “Improvements or portions not substantially completed on January 1 shall have no value placed thereon. “Substantially completed” shall mean that the improvement or some self-sufficient unit within it can be used for the purpose for which it was constructed.” Therefore, when a final inspection is issued prior to January 1 by the Building Department, the new construction will be added to the following tax roll. In the event a structure is being occupied without having received a final inspection, it too will be added to the next tax roll because it is being used for its intended purpose.
What are ad valorem taxes?
Ad valorem property taxes are levied by the School Board, Board of County Commissioners, the Library District, the Water Management Districts and the City Commissions. The Property Appraiser does not set taxes. The taxing authorities use the Property Appraiser’s value to determine the distribution (who will pay what part) of the taxes they levy. If you have questions about the taxes you are paying, you should call the taxing authorities at the phone numbers listed on the TRIM notice. If you have questions about how your money is being spent or want to protest the amount you are paying, you should either call the taxing authorities or attend their budget hearings held at the place, date, and time listed on the TRIM notice.
To better understand your TRIM notice, please check out our robust TRIM resource page!
What are non-ad valorem assessments?
Non-ad valorem assessments are fees levied against property by the taxing authorities to pay for a particular service. The fees are expressed in a dollar amount instead of a millage rate. They are directly related to the service provided and the money is not used for any other purpose. If you have a question about these fees, you should call the taxing authority that implemented the fee. Contact information will be included on the TRIM notice.
To better understand your TRIM notice, please check out our robust TRIM resource page!
Agricultural FAQs
Agricultural Exemption
This is a misnomer. There is no agricultural exemption for property in Florida. The correct title is “Agricultural Classification”. The tax value for properties that qualify for agricultural classification are determined on their use, whereas non qualifying properties are valued based on what they would sell for. Depending upon the agricultural crop or use of the property and the location, the classified use may or may not be greater than the market value.
What is an Agricultural Classification?
Lands used primarily for bona fide commercial purposes qualify for a reduction in their land value, which could greatly reduce their tax burden.
Who qualifies for the agricultural classification?
Anyone who is actively farming the land for commercial purposes. Lands can also be leased to anyone actively farming, and the leaseholder may apply as a registered agent of the owner and his/her property.
How can I apply for the Agricultural Classification?
Our online application is available on our website at acpafl.org. Under the forms drop-down at the top, select the agricultural property. You will then find the application and our guidelines.
How can I get a reassessment?
Requesting a reassessment is free. Call our office, and we will schedule a site visit at your earliest convenience. After that, our valuation team will review any new information for accuracy.
Why are my neighbors’ taxes less than mine with the same value?
Several different factors could make your taxes higher than your neighbors. Depending on how long someone has owned their property, they could have built up a lot of deferred value versus a brand-new owner. They could also have multiple exemptions that you do not.
GIS and Title FAQs
How do I change my mailing address?
Use the Address Change Form on our website here.
How do I change the title on my property?
We strongly recommend a real estate attorney or another professional handling title work.
How do I combine or split my parcel(s)?
Use the Split/Combine form under the Property Ownership heading on our website. We strongly encourage you to contact the Planning Department within your jurisdiction before taking this action.
Do I have an easement on my property?
Check your deed for a description of your easement. You may need to check with a title company if one is absent. We do not map easements or check to see if there is one. Easements are the right to use someone’s property for access (ingress and egress) or other utilities.
What is my situs (physical) address?
Our office does not assign addresses. We download them from the county Addressing office. If you have a problem with the address assigned, we will work with the Addressing Office to correct it, or you may need to contact them directly at addressing@alachuacounty.us