Your tax bill is based on one number, and a buyer would pay another. That gap confuses a lot of homeowners, and it is often the reason people consider a tax appeal. Here is the difference between what a tax assessor does and what an independent appraiser does, with the rules in Florida and Connecticut.
Key Takeaways
- Assessors value every property in a county or town at once using mass appraisal models.
- An independent appraiser values one property, with an inspection and hand-picked comparable sales.
- In Florida, the county property appraiser sets just value as of January 1, and caps can keep assessed value lower.
- In Connecticut, towns assess at 70 percent of market value based on the last revaluation.
- An independent appraisal is the main evidence most homeowners use to appeal.
What a Tax Assessor Does
Assessors value thousands of properties at once using mass appraisal. They rely on public records, sales data, and models rather than walking through each home. That approach is efficient and usually reasonable, but it can miss what makes a single home different, such as condition problems, a dated interior, or a poor location within the neighborhood.
What an Independent Appraiser Does
An appraiser inspects one property, measures it, notes its condition and features, and chooses comparable sales that truly match. The report explains each adjustment. That focus is why an appraisal is useful evidence when a homeowner believes the assessment is too high.
| Tax assessor | Independent appraiser | |
|---|---|---|
| Scope | Every property in the county or town | One property |
| Method | Mass appraisal models and records | Inspection and selected comparables |
| Purpose | Set the tax base | Estimate market value for a stated use |
| Who it works for | The county or town | The client who orders it |
How It Works in Florida
Each Florida county has an elected property appraiser who sets just value, which is meant to reflect market value as of January 1. For homesteaded property, the Save Our Homes cap limits annual increases in assessed value to 3 percent or the change in CPI, whichever is lower. Non-homestead property has a separate 10 percent cap on most non-school taxes. Because of these caps, long-time owners can pay far less than new buyers for similar homes.
TRIM notices go out in August. If you disagree with your just value, you can talk with the property appraiser’s office and file a petition with the Value Adjustment Board, generally within 25 days after the notice is mailed. See Florida tax appeal deadlines. In Manatee County, that is the Manatee County Property Appraiser; in Hillsborough, Pinellas, Sarasota, and Orange counties, the same structure applies.
How It Works in Connecticut
Connecticut towns revalue all real estate at least every five years. Assessments are set at 70 percent of fair market value as of the revaluation date. Between revaluations, your assessment generally stays the same even as the market moves. Appeals go to the town’s Board of Assessment Appeals, generally by February 20 after the October 1 grand list. See our Connecticut tax appeal guidance.
When an Appraisal Helps
- Your assessment is higher than recent sales of similar homes nearby.
- The assessor’s record has wrong facts, like square footage or bedroom count.
- Your home has condition issues the assessor did not see.
- A revaluation raised your value more than the market supports.
Start by checking your property record card for errors. If the facts are right and the value still looks high, an appraisal gives the board a documented market value to compare. Learn more on our property tax appeal appraisals page.
How Heritage Valuation Group Can Help
We provide independent appraisals for tax appeals across Florida and Connecticut. Catherine Hall has appraised homes since 1993 and comes from a three-generation appraisal family. She is based in Palmetto and works throughout Florida, and her daughter, Madeline Hall, appraises alongside her in both states. We focus only on residential property and work directly with each client.
Related: lowering your assessment and the sales comparison approach. See our Florida and Connecticut service overviews.
Frequently Asked Questions
Why is my assessed value lower than what my home would sell for?
In Florida, homestead caps can keep assessed value well below market value. In Connecticut, assessments are set at 70 percent of market value and stay fixed between revaluations.
Can the assessor’s value be wrong?
Yes. Mass appraisal can miss condition issues or rely on incorrect property records. Check your record card first.
Is the county property appraiser the same as an independent appraiser?
No. In Florida, the property appraiser is an elected official who sets values for taxes. An independent appraiser works for the client who orders the report.
When are appeals due in Florida?
Petitions to the Value Adjustment Board are generally due within 25 days after TRIM notices are mailed in August.
When are appeals due in Connecticut?
Generally by February 20 after the October 1 grand list. Check with your town for the exact date.
How do I get started?
Call 888-602-8322 or use the request form. Tell us the address, property type, and purpose, and we will send a clear quote before any work begins.
Conclusion
Assessors and appraisers answer different questions. When your assessment looks out of line with the market, an independent appraisal gives you a documented value for the appeal. Heritage Valuation Group provides those appraisals across Florida and Connecticut.
Think your assessment is too high? Request a quote or call 888-602-8322. You will get a clear price before any work starts.
