Tag Archives: assessment

blog, Economics & Taxes, Services

Greenbelt Assistance Service

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        Sheep house can assist you with filing applications, defending your claim to qualification, developing supporting documentation, and provide recommendations, management plans, etc. for better qualifying your property for the Greenbelt Agricultural Classification; ie.,  If you are attempting  to qualify with livestock even better since we can provide you with the commercial practices of a sheep, goat or cattle operation. our service will cover every step from  site planning, livestock acquisition, local licensing and  property appraiser meeting. We can walk you through and assist you with the entire process whether you are a new owner, have been denied a previously approved Classification, or have concerns over the appraisal value. 

      We can assist you with meetings with the property appraiser and appeals to the VAB, and can assist you and your attorney with litigation. 

    We can review appraisal physical data, including land use classification, acreage, and productivity; we can review appraisal economic data, including  costs, prices, yields, rents,  timber stumpage, and capitalization rates.   

We can help you with any Greenbelt application, qualification, and appraisal issue.

Economics & Taxes, Services

Notice of Denial: Agricultural Classification of Land

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Notice of Denial of  Agricultural Classification of Land!   Agricultural Classification/Greenbelt application disapproved…!

It’s that time again.

We can help!

All denials of Agricultural Classification/Greenbelt applications and renewals must be mailed by the county property appraiser no later than July 1.  The denial of all or part of the acreage in an original application (form DR-482) will be recorded on the bottom of the form, action 2 or 3.  DR-490, Notice of Disapproval of Application for Property Tax Exemption or Classification by the County Property Appraiser, will be used as the denial notice for Greenbelt renewals.

What do you do now?  You must take action immediately , the decision  is final no later than 30 days from the postmark date on the denial notice.  Some property appraisers mail out denial notices prior to July 1; i.e., your time frame for action may be prior to the end of July or may have already expired.  If after receiving the denial notice, you are unable to convince the property appraiser your property is qualified for Greenbelt, and want to appeal the denial, you must file a petition (DR-486) to the Value Adjustment Board by the 30th day following the postmark date.  The Value Adjustment Board will determine hearing dates later; and, you will be notified.  If you are unsure you want to appeal to the Board, you must file the petition in order to reserve your right to appeal.

You have several options for addressing the denial.

The property must be used primarily for bonefide commercial agricultural purposes to qualify for Greenbelt.  If the property is not qualified and no changes in current use are planned, you may simply accept the denial.

You may accept the denial for the current year and file again next year when your actions, activities, and use increase and the property will more likely comply with the requirements.  We can assist you with qualifying your property for Greenbelt classification.

You may appeal the current denial to the Value Adjustment Board.

 Contact us for assistance with your appeal or with your reapplication.

blog, Economics & Taxes

Greenbelt in Florida: part one

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What is Greenbelt ? 
Greenbelt is the common term used in many states for various types of preferential tax relief treatment for agricultural properties, including forestland.   In Florida, it is used for the statutorily provided Agricultural Classification, and is frequently also called an Agricultural Exemption.  It also has other names both in Florida and other states: Agricultural Assessment, Agricultural Appraisal, Classified Use, Preferential Assessment, Agricultural Covenant, and Conservation Use Covenant. 

How long has Greenbelt been available; and, is it available in every Florida county?  Why can’t I find any Greenbelt literature

Greenbelt has been available Statewide since the implementing statutes were adopted in 1959. The Greenbelt name won’t be found anywhere in the statutes since its more of a generic term that references exemption provisions.  Article VII, Section 4 of the Florida Constitution provides for classification and assessment of agricultural property based on use. Florida Statutes 193.441, 193.451, and 193.461 contain the provisions for Agricultural Classification (Greenbelt) and assessments, defining any assessment at less than the full value as a Classified Use assessment.

What is the benefit?  How much exemption do I receive?It is not an exemption, but is a preferential and privileged assessment based on land use.  It provides far greater relief from tax liability than most exemptions.  For some agricultural land uses, the reduction in taxes for Greenbelt Classification versus market value may exceed 90%!

How can a Greenbelt appraisal be so much less than a market value?
The appraisal is based on what appraisers call an “income approach,” and has nothing to do with the market value of the property.   The actual agricultural use of the land and the soil fertility or capability are determined, such as Cropland, Soil Capability Class II.  A typical agricultural net income for each use and productivity is determined and capitalized to provide a per-acre value.  Ex:  A $30 net income per acre will yield an approximate taxable value of $300 per acre.

 

part 2 coming