by David Ball
Staff Writer
It didn’t take long for a line to form out of the committee room and into the City Hall atrium on Monday as residents tried to beat the 5 p.m. deadline to file petitions protesting their recent property assessments.
The total taxable land value for Duval County increased from $52.5 billion last year to $60.9 billion in the current tax roll, which means many home and business owners saw their property values, and taxes, increase.
While numbers are still being tallied, officials from the Property Appraiser’s Office expect as many as 2,000 petitions were filed this year.
Still, historical data shows that only a few hundred petitions will likely make it to a hearing before the city’s Value Adjustment Board, and only a handful will receive favorable rulings that could result in tax decreases far exceeding whatever trimming the city does with it’s millage rate.
The process began after residents received the Truth in Millage (TRIM) notice, also known as Notice of Proposed Assessment, on or about Aug. 23. Residents then had until Monday to petition against any perceived incorrect real property or tangible personal property valuation or incorrect exemption designation, such as a homestead exemption.
One Neptune Beach resident, who wished to remain anonymous, filed his petition after he said his home’s assessed market value increased from $530,938 last year to $701,937 this year, a 32 percent increase that would equate to an extra $2,700 in taxes.
However, he has a homestead exemption, and so his taxable land value is far below the market value. He said he’s petitioning on principal alone, as some neighbors may not be protected from similar increases.
“If I could get 700-grand for our property, I would be gone next week in this market,” he said. “The property next door has the same lot, brand new construction, 600 more square feet and it just sold for $630,000.”
Chief Property Appraiser Lane Helms said the market does help determine property value, with some other factors being the condition of the property and whether it’s income-producing. And, it’s all from last year.
“Be aware that our appraisals are as of January 1,” Helms said. “Anything that occurred after that would be reflected in the ‘08 assessments. What occurred in the ‘06 year should appear on the TRIM notices people just received.”
Most property values are determined by historical data and pricing formulas, although appraisers do physically inspect properties with new construction or land changes.
Helms said this year, appraisers also physically inspected all properties in Planning District 3 in southeast Duval County as part of a 5-year requirement from the state to physically inspect all properties in the county. He said that revaluation resulted in more “accurate” assessments in that area, but it also meant more drastic value changes from last year and likely more petitions.
But petitioning can be worth it. If the city’s preliminary 2007 millage of 16.6894 was reduced by 1.0 mill, it would lower taxes on a $350,000 home roughly $350. However, if that home was revalued at $300,000, the taxes would decrease more than $800.
But even if a property owner has a solid case against an incorrect assessment, it is unlikely that a petition will result in a favorable ruling from the Value Adjustment Board.
According to Isabelle Pease, community relations manager for the Property Appraiser’s Office, about 1,200 petitions were filed in 2006 with 200 being heard by the Adjustment Board. Of those 200, 56 resulted in value adjustments, although 34 were at units in one condominium property.
“Many issues are resolved beforehand through informal appeals to the Property Appraiser’s Office,” Pease said. “Sometimes people rush to file petitions, even though something may still be in the works, because there is a deadline.”
If they choose to follow through with their petition, a property owner can present evidence and testimony before a special magistrate, who then gives a recommendation of action to the Value Adjustment Board.
This year, the board is comprised of City Council members Glorious Johnson, Ray Holt and John Gaffney and School Board members Nancy Broner and Brenda Priestly Jackson. Jeter said the board almost always accepts the magistrate’s determinations.
Some residents even bring legal representation, which Jeter said is sometimes a good idea. “A lawyer is just more familiar with a quasi-judicial arena. I certainly think it helps your chances.”
“But that’s not to say a citizen wouldn’t have that ability, and we welcome citizens who want to represent themselves,” he added. “We really want to make the process taxpayer-friendly.”
This year’s hearings begin Oct. 15 at the Prime Osborn Convention Center. Petitioners are required to submit any physical evidence a minimum of 15 days prior to their hearing.
For petition and hearing guidelines and more information, visit the Value Adjustment Board Web site at www.coj.net.