If you’re a homeowner in Lee County, Collier County, or Sanibel & Captiva Islands, you’ve likely received yours and might be wondering:

• What does this mean for my property taxes?
• How is my home’s market value determined?
• Can I challenge my assessment if it seems too high?

Let’s break it down so you can make informed decisions about your property tax bill before it’s set in stone.

What is a TRIM Notice?

A TRIM (Truth in Millage) notice isn’t a bill—it’s an estimate of what your property taxes might be based on your home’s assessed value and the proposed tax rates from local government agencies. Think of it as your first look at your upcoming tax bill, with time to address any discrepancies before it’s finalized.

In Southwest Florida, TRIM notices are mailed each August, giving homeowners time to review their assessments and, if necessary, appeal them.

How is Your Property’s Assessed Value Determined?

The county property appraiser determines your home’s assessed value based on:

✅ Market Trends – The value is based on recent comparable sales in your area.
✅ Property Condition – Any improvements or damage to your home may impact the value.
✅ Exemptions – Homestead exemptions, Save Our Homes caps, and other tax benefits can reduce taxable value.

Note: If your home has increased in value significantly, you may see a higher tax bill. However, Florida’s Save Our Homes cap limits annual increases for homesteaded properties to 3% or the Consumer Price Index (CPI), whichever is lower.

Why Your Market Value May Differ from Your TRIM Notice

Many homeowners compare their TRIM assessment to recent market sales or appraisals and feel the numbers don’t align. That’s because:

🔹 Assessments are based on last year’s market conditions. The county appraiser values your home as of January 1st of the current year, using sales data from the prior year.
🔹 Appraised value vs. market value differs. A buyer’s willingness to pay may exceed the assessed value, especially in hot markets like Sanibel, Captiva, and Naples.
🔹 Exemptions and Save Our Homes caps affect taxable value.

What To Do If You Think Your Assessed Value is Too High

If you believe your property’s assessed value is inflated, you have options:

1️⃣ Compare Recent Sales – Gather comparable sales data from properties similar to yours that sold in late 2023 or early 2024.
2️⃣ Contact the Property Appraiser – Reach out to discuss your concerns. In Lee County, call (239) 533-6100; in Collier County, call (239) 252-8141.
3️⃣ File a Petition – If needed, file an appeal with the Value Adjustment Board (VAB) by mid-September (check your TRIM notice for the exact deadline).

Pro Tip: If your home was impacted by Hurricane Ian and repairs are still underway, be sure to notify the property appraiser’s office. Storm damage may qualify you for a temporary reduction in value.

Final Property Tax Bill Arrives in November

Once the TRIM notice review period closes, local governments finalize tax rates. Your official tax bill is mailed in November, with early payment discounts available:

💰 4% discount if paid in November
💰 3% in December
💰 2% in January
💰 1% in February

March 31st is the deadline to pay before penalties apply.

Have Questions About Your TRIM Notice or Home Value?

Understanding your property’s value is key to making smart real estate decisions—whether you’re staying put, selling, or considering an investment. If you have questions about your TRIM notice, exemptions, or how market trends are affecting home values in Sanibel, Captiva, or beyond, I’m happy to help!

📩 Reach out anytime, and let’s make sense of your property’s value together.

Selling Sunshine,
Kelly Huguenin