Every August, Pinellas property owners get a Notice of Proposed Property Taxes, often called the TRIM notice. It isn’t a bill, but it is your best chance to question your value before taxes are set. Here is how to read it and what to do if something looks wrong.
Key takeaways
- The TRIM notice shows your market value, assessed value, exemptions and the taxes each authority proposes.
- It also lists the dates of public budget hearings, where you can speak.
- If you disagree with your value, start with an informal review by the Property Appraiser’s office.
- A formal petition to the Value Adjustment Board must be filed within 25 days after the notice is mailed.
Reading the notice
| Line | What it means |
|---|---|
| Market value | The Property Appraiser’s estimate of value as of January 1 |
| Assessed value | Market value after any cap, such as Save Our Homes for a homestead |
| Exemptions | Homestead and other exemptions you receive |
| Taxable value | What each taxing authority applies its rate to |
| Proposed taxes | What you’d pay if each authority adopts its proposed rate |
| Hearing dates | When each authority holds its budget hearing |
Things to check
- Your exemptions. If you live in the home full time and no homestead exemption shows, look into it for next year. Our homestead exemption guide explains how.
- The property details on the Property Appraiser’s website, such as living area and year built.
- Whether the market value is in line with recorded sales of similar homes nearby. Our guide to recorded sales shows how to look them up.
- If you bought last year, expect the assessed value to reset toward market value. A homestead cap doesn’t transfer with the sale.
If you disagree
- Call or visit the Property Appraiser’s office for an informal review. Bring sales of similar properties and photos of any condition issues.
- If that doesn’t resolve it, file a petition with the Pinellas Value Adjustment Board within 25 days after the TRIM notice was mailed.
- Prepare your evidence and attend the hearing, or appoint a representative.
Watch out: Filing a petition doesn’t stop the tax bill. Bills still arrive in late October, and Florida law generally requires a partial payment if a petition is still pending when taxes are due.
Rates versus value
The Property Appraiser sets values. The tax rates come from the county, cities, school board and other authorities. If your concern is the rate, the budget hearings listed on the notice are the place to raise it.
What this means for you
Take ten minutes with the notice each August. If you’re thinking of selling, the market value on the notice isn’t a list price, so ask us for a pricing review based on recent recorded sales. Try our home value estimator as a starting point, and see our guide to early payment discounts for when the bill arrives.
Please note: Laws, tax rules and insurance terms change, so check the details for your situation with a licensed professional, such as a Florida real estate attorney, insurance agent or tax adviser, before you act.
Contact us if you’d like recent sales near your home to compare.
Sources
- Pinellas County Property Appraiser, TRIM notice, informal reviews and property records.
- Florida Statutes, section 194.011, petitions to the Value Adjustment Board within 25 days of the TRIM mailing.
- Florida Statutes, section 194.014, partial payment while a petition is pending.
- Florida Department of Revenue, property tax information for taxpayers.