UPDATED june 2020

Higher Property Tax Bills in November Won’t Reflect Current Reality for Commercial Property Owners

Although property tax bills for 2020 don’t come out until November, and the preliminary notices of assessment will not be mailed to owners until August, County Property Appraisers have finished setting 2020 assessment values and submitted their tax rolls to the Department of Revenue for final approval.  Unfortunately, most Property Appraiser’s Offices which we have contacted are taking the position that since the effects of COVID happened after January 1st, and Florida’s lien date is January 1st, they do not need to recognize the economic downturn which has impacted most sections of the economy.

In Miami-Dade County, the total tax roll is up 2% before factoring in new construction. With new construction, which was highest in Miami, Miami Beach, and unincorporated Miami-Dade County, the total tax roll is up 4.6%.  In Broward County, the total tax roll including new construction is up 6.1%, and in Palm Beach County it is up 5.5%.

In order for owners to obtain relief in 2020, it will be necessary to be proactive with appeals.  For those properties which were already hurting before COVID, the appeal must identify the forces which negatively impacted these businesses prior to COVID.  For other property types, it will be necessary to relate back the early reports of the pandemic to the lien date.  Appeals will require an individualized approach to challenging property values in 2020.

Julie Schwartz, Esq.
Rennert Vogel Mandler & Rodriguez, P.A.
American Property Tax Counsel (APTC)