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Message from the Property Appraiser

Dear Nassau County Residents, Welcome to the Nassau County Property Appraiser’s 2014 Annual Report. Thank you again for the opportunity you have given me to serve as your Property Appraiser. It truly is an honor and a privilege. It has been rewarding to bring my private sector experience into a government office and prove that government can run more efficiently and be productive. For the second year in a row we have reduced our expenses by cutting waste, cross training staff, eliminating unproductive positions, outsourcing work, and embracing technology. We will continue to look for ways to improve our efficiency, save tax dollars, and offer the very best in customer service. As always, if you have any questions, comments, or concerns, please do not hesitate to call. Sincerely,

A. Michael Hickox Nassau County Property Appraiser Cert. Res. RD1941


History of the Property Appraiser’s Office

The Nassau County Property Appraiser’s Office was established in 1909 to accurately assess properties for tax purposes. There have been a total of 9 property appraisers during the 104 year history of the office.

Tax Notice for 1879 courtesy of Clyde Davis


About the Property Appraiser’s Office Nassau County, Florida *726 Square Miles (land and water) **77,444 Population (2015 Proj.) *5.2% Unemployment Rate (Sept. 2014) **$55,315 Median Household Income (2013) **43 Median Age (2014 Est.) *US Census Bureau

**Office of Economic & Demographic Research

Historic Courthouse Staff / Exemptions Department

Field Staff

Yulee / Main Office

Employees: 22 full-time; 1 part-time

2014/2015 Budget: $1,963,939 -2.6% from last year

Mike Hickox Property Appraiser

Donna Chandler Budget & Finance Officer

Justin Taylor Public Information Officer

Doug Jordi Residential Supervisor

Mike Cataldo Valuation Administrator

Kevin Lilly Chief Deputy

Jamie Vendola TPP Coordinator

Judy Tiner Homestead Supervisor

Kisha Smith Data Information Manager

Jason Gregory GIS Director


Nassau County Valuation Nassau County     $  12,000,000,000  

$ 10,000,000,000  

$ 8,000,000,000  

Market $  6,000,000,000  

Taxable

$ 4,000,000,000  

$ 2,000,000,000  

$ 0  

2008

2009

2010

2011

2012

2013

2014 F  

The Just Value in the county increased by 5.31% while the taxable value increased by 4.45%

Total Value of Property in Nassau County ROLL YEAR

JUST VALUE

TAXABLE VALUE

2014

$9,741,605,007

$6,484,732,050

2013

$9,250,344,958

$6,208,642,378

2012

$8,623,991,989

$6,218,151,341

2011

$9,201,233,410

$6,594,302,517

2010

$9,521,790,919

$6,936,194,040

2009

$10,725,163,927

$7,773,280,416

2008

$11,327,498,325

$8,198,060,305


City of Fernandina Beach Valuation City of  Fernandina   $  3,000,000,000  

$ 2,500,000,000  

$ 2,000,000,000  

Market $  1,500,000,000  

Taxable

$ 1,000,000,000  

$ 500,000,000  

$ 0  

2008

2009

2010

2011

2012

2013

2014 F  

The Just Value in the City of Fernandina Beach increased by 4.9% while the taxable value increased by 4.2%

Total Value of Property in Fernandina Beach ROLL YEAR

JUST VALUE

TAXABLE VALUE

2014

$2,311,499,745

$1,608,354,635

2013

$2,203,527,041

$1,543,492,332

2012

$2,201,922,020

$1,560,382,061

2011

$2,357,291,857

$1,633,911,536

2010

$ 2,303,040,425

$ 1,705,063,513

2009

$ 2,602,330,098

$ 1,885,786,093

2008

$ 2,821,455,642

$ 2,040,685,119


Town of Hilliard Valuation Town of  Hilliard   $  300,000,000  

$ 250,000,000  

$ 200,000,000  

Market $  150,000,000  

Taxable

$ 100,000,000  

$ 50,000,000  

$ 0  

2008

2009

2010

2011

2012

2013

2014 F  

The Just Value in the Town of Hilliard increased by 0.54% while the taxable value increased by 2.10%

Total Value of Property in Hilliard ROLL YEAR

JUST VALUE

TAXABLE VALUE

2014

$ 254,463,953

$ 74,415,538

2013

$ 253,097,074

$ 72,887,157

2012

$ 250,633,360

$ 71,449,749

2011

$ 254,992,258

$ 75,243,478

2010

$ 258,351,798

$ 75,290,839

2009

$ 269,446,548

$ 80,965,927

2008

$ 272,533,293

$ 82,098,548


Town of Callahan Valuation Town of  Callahan   $  140,000,000  

$ 120,000,000  

$ 100,000,000  

$ 80,000,000  

Market Taxable  

$ 60,000,000  

$ 40,000,000  

$ 20,000,000  

$ 0  

2008

2009

2010

2011

2012

2013

2014 F  

The Just Value in the Town of Callahan increased by 1.72% while the taxable value increased by 2.07%

Total Value of Property in Callahan ROLL YEAR

JUST VALUE

TAXABLE VALUE

2014

$ 110,569,417

$ 69,235,797

2013

$ 108,695,127

$ 67,829,380

2012

$ 111,780,303

$ 67,638,323

2011

$ 112,487,170

$ 70,133,531

2010

$ 113,014,759

$ 69,630,579

2009

$ 120,204,820

$ 75,850,629

2008

$ 117,533,006

$ 74,292,451


Millage Rates

TAXING AUTHORITY

Taxing District  (Millage  Area) 001

002

003

004

CALLAHAN

FERNANDINA

HILLIARD

UNINCORP

UNINCORP ISLAND

NASSAU COUNTY          REC-­‐WATER  CONSERV  DIST          MUNICIPAL  SERV  FUND

6.5670 0.0000

6.5670 0.0000

6.5670 0.0000

6.5670 0.0000 1.6694

6.5670 0.0000 1.6694

6.5670 0.0000 1.6694

6.5670 0.0000 1.6694

SCHOOL BOARD  -­‐STATE SCHOOL  BOARD  -­‐LOCAL

5.0680 2.1480

5.0680 2.1480

5.0680 2.1480

5.0680 2.1480

5.0680 2.1480

5.0680 2.1480

5.0680 2.1480

AMELIA ISLAND  MOSQUITO  CONTROL

0.1522

005

006

007

DRAINAGE DIST PINEY  ISLAND

0.1522

0.1522

ST JOHNS  RIVER  WMD FL  INLAND  NAVIGATION  DIST  (F.I.N.D.)

0.3164 0.0345

0.3164 0.0345

0.3164 0.0345

0.3164 0.0345

0.3164 0.0345

0.3164 0.0345

0.3164 0.0345

COUNTY SUBTOTALS

14.1339

14.2861

14.1339

15.8033

15.9555

15.8033

15.9555

TOWN OF  CALLAHAN

3.3756

CITY OF  FERNANDINA  BCH CITY  OF  FB  VOTER  APPROVED  DEBT

6.1021 0.2642

TOWN OF  HILLIARD

2014 TOTAL  MILLAGE 2013  Final  Millage

17.5095

20.6524

0.5686 14.7025

15.8033

15.9555

15.8033

15.9555

16.7184

19.9442

13.8682

14.9582

15.1056

14.9582

15.1056


Residential Property

Approximately 85% of the real estate parcels in Nassau County are residential. We use mass appraisal techniques to value the 40,000 residential parcels in the county.

2014 Total Market Value of Residential Property is over $6.2 billion.

$9,000,000,000   $8,000,000,000     $7,000,000,000     $6,000,000,000     $5,000,000,000    

Market

$4,000,000,000  

Taxable

$3,000,000,000   $2,000,000,000     $1,000,000,000      $-­‐    

2008

2009

2010

2011

2012

2013

2014


Commercial Property

Nassau County has over 2,000 commercial properties that make up 6.5% of the county’s tax base.

Top 10 Tax Payers (Real Estate):

OWNER Ameliatel Omni Amelia Island, LLC RockTenn CP, LLC Rayonier Atlantic Timber Co Health Care REIT, Inc Riverstone Properties, LLC Rayonier Performance Fibers Wal-Mart Stores East LP CSX Transportation, Inc PX Amelia LP

TAXABLE VALUE $106,215,959 $88,990,925 $41,611,344 $27,054,707 $26,456,727 $14,731,740 $13,536,396 $13,266,753 $12,215,120 $11,857,561

$1,200,000,000  

$1,000,000,000  

$800,000,000  

Market

$600,000,000  

Taxable $400,000,000    

$200,000,000  

$-­‐    

2008

2009

2010

2011

2012

2013

2014


Transactions & New Construction

The Nassau County Property Appraiser’s Office processed over 2,000 residential and commercial sales in 2014. The median sales price for residential property is $190,000, a 7% increase compared to 2013.

NewCity Construction of  Fernandina  

350,000,000    

$ 3,000,000,000  

300,000,000    

$ 2,500,000,000  

250,000,000     $  2,000,000,000  

200,000,000    

Market

$ 1,500,000,000  

Taxable

150,000,000     $  1,000,000,000  

$ 500,000,000  

100,000,000    

$ 0  

2008

50,000,000    

-­‐        

2008

2009

2009

2010

2010

2011

2011

2012

2013

2012

2014 F  

2013

2014


Tangible Personal Property Tangible Personal Property (TPP) is all property other than real includes items such as business machinery, office equipment, equipment and farm equipment and other items. Any person or January 1st of any year must file a Tangible Personal Property Appraiser's office.

estate that has value in or of itself. It office furniture and fixtures, industrial business that owns such property as of return and file it with the Property

Staff in our Tangible Personal Property department will analyze the return and assess the costs of assets taking into consideration state guidelines for depreciation.

Top 10 Tax Payers (TPP):

OWNER RockTenn CP, LLC Rayonier Performance Fibers Florida Power & Light Florida Public Utilities Okefenokee Rural Electric Bellsouth Telecommunications Omni Hotels Management Southern Natural Gas TCEF Leasing Host Marriott Corp

TAXABLE VALUE $103,592,073 $55,080,407 $37,102,553 24,492,120 $22,171,409 $12,922,292 $11,277,933 $10,699,527 10,656,458 $9,715,287

Tangible Personal  Property   $1,000,000,000   $900,000,000   $800,000,000   $700,000,000   $600,000,000   Market   $500,000,000  

Taxable

$400,000,000 $300,000,000   $200,000,000   $100,000,000   $0  

2008

2009

2010

2011

2012

2013

2014 F  


Property Tax Exemptions

Florida law allows several different property tax exemptions to qualifying residents. The most common being the Homestead Exemption. Homestead Exemption is a constitutional guarantee that reduces the taxable value of residential property for qualified permanent residents. Every person who has legal or equitable title to real property in the State of Florida, and makes that property their permanent home, is eligible to receive a homestead exemption of up to $50,000. The first $25,000 applies to all property taxes. The additional $25,000 applies to any assessed value over $50,000 and only to non-school taxes.

There are approximately 20,000 homesteaded residents in Nassau County. Approximately 850 property owners do not pay taxes because of exemptions.

Property Tax Exemptions: Homestead Exemption Up to $50,000 off the assessed value of your permanent residence. Senior Exemption Additional $50,000 exemption for persons 65 and older. The income requirement for 2015 is $28,448. Senior Exemption (Longevity) Total exemption from county portion of taxes. Must be 65 years and older, meet the income requirement, and have lived in your home for 25 years or longer. Veteran’s Exemption Service connected disability veteran’s may qualify for an additional exemption if they meet the requirements. Disability Exemption $500 exemption for total and permanent disability.$500 exemption for qualified blind residents. Widow/Widower Exemption Any widow or widower who is a permanent resident may claim a $500 exemption.


Assessment Limitations “Save-Our-Homes� The Save Our Homes Amendment of the State's Constitution was approved by Florida voters in 1992 and put into effect in 1994. The amendment states that assessed values on homestead properties could increase no more than 3% per year, or the percentage of change in the Consumer Price Index (CPI), whichever is lower. Non-homestead properties could increase no more than 10% per year.

2015 Assessment Cap on Homesteaded Properties = 0.8% ROLL YEAR 2015 2014 2013 2012 2011 2010 2009 2008 2007 2006 2005 2004 2003 2002 2001 2000 1999 1998 1997 1996 1995

CAP 0.8% 1.5% 1.7% 3.0% 1.5% 2.7% 0.1% 3.0% 2.5% 3.0% 3.0% 1.9% 2.4% 1.6% 3.0% 2.7% 1.6% 1.7% 3.0% 2.5% 2.7%

Note: This is why you may see your market value show higher than your assessed value. If your market value on your homestead property were to increase by 5%, you would only see a 3% assessment increase - or the CPI. However, if your market value decreases, your assessment could go up, closing that gap between the two. This is known as recapture. (Your assessed value will never be higher than your market value)


Parcel Counts

There are a total of 47,527 parcels and 2,873 Tangible Personal Property (TPP) accounts that make up the $9.7 billion tax roll in Nassau County. USE Vacant Residential Single Family Mobile Home Condos Vacant Commercial Improved Commercial Vacant Industrial Improved Industrial Agricultural Retirement Homes Multi-Family Units <10 Multi-Family Units >10 TPP Accounts

PARCEL COUNT 8,634 21,356 6,072 3,983 470 906 72 117 3,486 9 417 21 2,873

MARKET VALUE $433,486,373 $4,407,467,592 $319,082,712 $1,129,351,681 $65,070,031 $647,322,760 $8,855,659 $123,949,892 $920,690,826 $14,856,696 $94,322,593 $37,142,463 $914,883,792

With new construction on the rise - Our office added 635 new homes to the tax roll in 2014.


GIS Mapping & Addressing

In an effort to become more efficient and save taxpayer dollars, our office reached an agreement with the Sheriff ’s Office and Board of County Commissioners to take over the 911 Addressing Department. The Property Appraiser’s GIS Department manages the base layer map of parcel data for the entire county. Approximately 28 layers are in the Property Appraiser’s GIS database which includes public safety, utilities, and planning and zoning overlays. This, along with the new layers added for assigning addresses, allows us to merge two databases into one uniformed system. With the new changes, we expect to see a savings of anywhere between $50,000 - $100,000 annualy.


Nassau County Government Day

Tax Collector John Drew & Property Appraiser Mike Hickox

Local government came together to host the first ever Nassau County Government Day to raise money and awareness for local charities. Over 200 people attended the event that featured an Easter Egg Hunt, various children activities, and a friendly softball game featuring the Property Appraiserâ&#x20AC;&#x2122;s Office and Tax Collectorâ&#x20AC;&#x2122;s Office. Over $1,600 was raised from the event. Benefiting:

James S. Page Scholarship Fund

Richard Koch, Jason Gregory, & Kisha Smith


Important Dates

January 1 March 1

April 1 Mid-August

November 1

The date which determines property ownership, value, classification, and any exemptions Filing deadline for exemptions, portability, and assessment reductions, to include: homestead, senior exemption, widow/widower, deployed military, disability, charitable, fraternal, educational, literary, benevolent, scientific, religious, agricultural, conservation, and historic classified properties Filing deadline for tangible personal property returns Notice of proposed property taxes, also called Truth in Millage (TRIM) notices, are mailed to property owners Current year tax bills are mailed by the Nassau County Tax Collector


2014 Annual Report  
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