Common assessment terminology

Millage - The rate charged per $1,000 of taxable value. Each Taxing Authority, such as the County, City, School Board, etc, which has jurisdiction over a given parcel, sets this rate.  On a house with a taxable value of $100,000 each mill would equal $100 in taxes.

Tax Base - The total value of land and personal property on which a Taxing Authority, such as the County, can levy property taxes. Because some land is partially or completely exempt from taxes, the tax base is usually smaller than the actual value of the property in the county.

Rolled-Back Rate -The millage that if levied will bring in the same amount of tax dollars as the previous year's millage. The value of new construction is excluded from this calculation.

Ad-Valorem Taxes -A tax levied on the assessed value of real or personal property less any exemptions. Commonly referred to as "Property Tax".

Assessed Value - A value established by the County Property Appraiser for all real or personal property for use as a basis for levying property taxes.

Municipal Services Taxing Unit (MSTU) - A specific taxing unit established by the Board of County Commissioners (BCC) via an adopted ordinance which derives a specific benefit for which a levy or special assessment is imposed to defray part or all of the cost of providing that benefit.

Real Property - Land and the buildings and other structures attached to it that are taxable under State law.

Personal Property -Tangible personal property is everything other than real estate that has value by itself. It includes such things as furniture, fixtures, tools, machinery, household appliances, signs, equipment, leasehold improvements, supplies, leased equipment and any other equipment used in a business or to earn income.

Exemptions - Exemptions are granted by the state and either lowers the taxable value of property or removes it from the tax rolls completely. Exemption categories include: $25,000 Homestead Exemption, $500 Widow/Widower Exemption, $500 Disability Exemption, $500 Exemption for Blind People, other disability exemptions, and Limited Income Seniors.

What does Special Assessment mean? What does it include?
A special assessment is a compulsory levy imposed on certain properties to defray part or all of the cost of a specific improvement or service including: street lighting, common area maintenance, paving, and retention pond maintenance. Charges are set by the Board of County Commissioners and are based on a set amount per lot or per foot rather than property values.

How does the Property Appraiser assess my property value?
Every few years, one of our appraisers will visit and inspect each property. However, individual property values may be adjusted between visits to reflect sales activity or other factors impacting real estate values in your neighborhood. Sales of similar properties are a strong indicator of values in the real estate market.

What are some other reasons for changes in assessments and/or taxable value?

1. Neglecting to file for Homestead Exemption. Regular filing begins on January 1 and ends on March 1 each year. The exemption is non-transferable. When an individual purchases an existing or new home, they must file in person for the initial exemption, thereafter renewal is automatic unless changes are necessary.
2. New development in area/neighborhood that has increased property values.
3. Additions to home such as a pool, new rooms, etc.
4. Completion of structure on previously vacant property. The first year a home is completed and placed on the tax roll will cause a drastic increase in value over the value of the vacant lot.
5. The Save Our Homes exemption limits the increase in Assessed Value to 3% or less each Year. When a property sells the Assessed Value is updated to reflect the current value.

How are property taxes calculated?
The Property Appraiser first accumulates the millage rates from all the Taxing Authorities that have jurisdiction over your parcel. The taxes are then calculated as follows:

Property Tax Formula

(Taxable Value/1000) X millage rate = property taxes

Example: $55,000/1000 = $55 X 5.1639 = $284.01

Why must I pay school taxes? I have no school-aged children.
Under Florida law, all properties are assessed for school taxes. Public education is seen as the responsibility of society.

Where can I call to ask questions regarding other taxes on my notice?

Who controls or levies millage on the lakes and MSTUs?
The Board of County Commissioners functions as the governing body for all Lake Districts in the County in addition to the County government and Library. They set the millage rates for these Tax Entities as well as the non-Ad Valorem charges for MSTU's.

For more detailed information on Special Assessments (MSTUs) contact Orange County Finance at 407-836-5770 and ask for the Special Assessments.

Categories on the Notice of Proposed Property Taxes

In August of each year the Property Appraiser send each taxpayer a Notice of Proposed Property Taxes (also referred to as a TRIM (TRuth In Millage) notice). This document shows each Taxing Authority and the taxes they are levying against your property. It is broken down into two sections:

1. Ad Valorem Taxes: These taxes are based on your taxable value and the millage rate set by each Taxing Entity such as the county, school board, lake districts and others.  It shows the Taxing Authority's name, last years taxes (column 1), current proposed taxes (column 2) and the taxes that would be levied if the Taxing Authority adopts the Roll Back Mill Rate. In addition it lists the place and time of each Taxing Authority's public meeting at which they solicit your input of their proposed budget.
2. Non-Ad Valorem Assessments: This charge is a flat rate which may be for streetlights, retention ponds, and common area maintenance, etc. These rates are on a per lot or per foot basis rather than property values.

What is included in the county-wide millage?
The county-wide millage of 5.1639 consists of three components: General Fund (4.7299), Parks Fund (0.1840) and Capital Projects Funds (0.2500). The General Fund is the backbone of the County's financial structure. The bulk of Orange County's services are paid for out of this fund.

Given the major infrastructure needs in our ever-growing community, the Board of County Commissioners decided in 1985 to levy a separate millage to pay for major capital projects.

What if I don't agree with my property's market value? 
If you believe that the market value appearing on your notice is not correct, you are encouraged to contact the Orange County Property Appraiser's office to speak with an appraiser. The appraiser can show you the information that was used to determine your property's value. It is the responsibility of the Property Appraiser to determine that your property is appraised correctly. The Appraiser's goal is to be fair and accurate, using the most current resources and considering those forces which impact property values in your neighborhood. After meeting with an appraiser and examining the relevant data, you have the right to file a petition with the Value Adjustment Board (VAB) if you still believe that your property is less valuable. Petition forms are available from the Orange County Property Appraiser's office and the Comptroller's office. The deadline for filing a petition is 25 days from the mailing of your Notice of Proposed Property Taxes. This date appears on the enclosed notice. You must file on or before this date to have your appraisal considered. Follow all instructions provided with the form.

Property information and maps available on the internet
The Orange County Property Appraiser makes available property information on the worldwide web at http://www.ocpafl.org. You can search our property database by criteria such as owner name, address, and parcel identification number and subdivision. Since the first of the year, property assessment maps are available for searching through this site.

Sites of Interest:

• Orange County Property Appraiser
• Orange County Comptroller
• Orange County Tax Collector