Did your TRIM notice just land in your mailbox? If you plan to sell in Oviedo this fall, that single sheet can shape buyer expectations, timing, and even your closing math. You want a clean, confident listing story and no surprises at the closing table. In this guide, you’ll learn what to check on your TRIM, the deadlines that matter, and how to use it to your advantage when you list. Let’s dive in.
What your TRIM shows
Your TRIM is the county’s “Notice of Proposed Property Taxes.” It lists the Property Appraiser’s values, your exemptions, and proposed millage rates for the coming tax year. It is not your final bill. You can review background on TRIM from the Florida Department of Revenue and why it exists to promote transparency and budget input from taxpayers (state overview).
Market vs assessed vs taxable
The TRIM shows three value figures that buyers may ask about:
- Market (Just) Value is the Property Appraiser’s estimate of full market value as of January 1.
- Assessed Value may reflect caps like Save Our Homes if the property is homesteaded.
- Taxable Value equals assessed value minus exemptions. These fields appear on the Seminole County TRIM with your applied exemptions and are helpful when explaining your home’s tax history to buyers (Seminole TRIM guide).
Proposed millage and hearings
Your notice lists proposed millage rates for Seminole County, the City, the School Board, and special districts, plus the dates and locations of public budget hearings. Those hearings can change the final rates, which later affect the tax bill you and your buyer will see (Seminole TRIM guide).
Exemptions and classifications
Homestead, senior, disability, veteran, and other exemptions are listed on your TRIM. These can materially change taxable value, so verify what is shown. Correcting an exemption early can prevent confusion with buyers later (Seminole TRIM guide).
Where to view your notice
Seminole County mails TRIM notices in mid August and posts them online. For 2025, the office scheduled mailing and posting for August 18, with parcel search available to access your specific notice (Seminole TRIM guide).
Key dates for Oviedo sellers
Timing is everything when your home is about to hit the market.
TRIM mailing starts the clock
The TRIM mailing in mid August starts the statutory appeal timeline. Always check the exact mailing date printed on your notice, since your deadlines run from that date (Seminole TRIM guide).
25 days to petition the VAB
If you disagree with the value, you generally have 25 days from the TRIM mailing date to file a petition with the Value Adjustment Board. The Florida Department of Revenue outlines the process and timelines, and Seminole County’s Clerk provides local filing instructions and fees (state appeal guidance, Seminole VAB).
Partial payment requirement
Appealing does not pause your tax responsibility. Seminole’s VAB guidance references a required partial payment of at least 75 percent before taxes become delinquent for your petition to be considered. Confirm the exact payment and deadline with the Clerk and Tax Collector (Seminole VAB).
Final tax bills and discounts
The Tax Collector typically mails final bills on or before November 1. Early pay discounts apply in November through February, with unpaid taxes becoming delinquent April 1. This schedule helps you plan closing prorations and post closing obligations (Tax Collector schedule).
How your TRIM affects your listing
Buyer expectations and pricing conversations
A noticeable jump in the TRIM’s market value or taxable value can raise questions for buyers. Be ready to explain the difference between market, assessed, and taxable values, and have prior tax bills and exemption history available. Clear context can support your pricing and help buyers understand their future tax outlook (Seminole TRIM guide).
Save Our Homes resets at sale
Buyers do not inherit your Save Our Homes cap. When your homesteaded property transfers, the cap ends and the buyer must file a new homestead exemption to receive benefits going forward. Portability may allow a qualified buyer to transfer assessed value benefits from a prior Florida homestead, but it requires eligibility and filing (portability basics).
When to consider appealing
If the TRIM value looks materially high compared with solid comparables, start with an informal conference with the Property Appraiser. If you still disagree, file a timely DR 486 petition with the VAB. Act fast, because evidence exchange and scheduling follow strict rules and the 25 day filing window is firm (state appeal guidance, Seminole TRIM guide).
Closing and tax prorations
Florida taxes are billed near year end for the current calendar year. If you close before the final bill is issued, title companies usually prorate based on the prior year’s bill or an agreed estimate, then re prorate later if needed. This is a common practice and your contract can include language to allow a final adjustment after bills are issued (closing practice overview, Tax Collector schedule).
Seller checklist before you list
- Pull your TRIM online and save a PDF for your listing packet. Verify market, assessed, and taxable values and all exemptions (Seminole TRIM guide).
- If numbers seem off, request an informal review with the Property Appraiser. If needed, prepare and file a DR 486 petition within 25 days of mailing (state appeal guidance, Seminole VAB).
- Coordinate with your title professional on tax proration and include a re proration clause if closing before the final bill posts (closing practice overview).
- If you are buying another Florida home, review homestead and portability timelines so you do not miss eligibility windows (portability basics).
Ready to talk strategy?
Your TRIM is more than a notice. Used well, it helps you set expectations, price with confidence, and keep closing smooth. If you want a second set of eyes on your TRIM and a tailored plan for listing in Oviedo, reach out to Richard Sherrod.
FAQs
Does the TRIM equal my final tax bill in Seminole County?
- No. TRIM shows proposed taxes using proposed millage and the appraiser’s values. The Tax Collector mails final bills after rates are adopted (Seminole TRIM guide).
How long do I have to appeal the value on my TRIM?
- Generally 25 days from the TRIM mailing date to file a petition with the Value Adjustment Board. Check your notice and the Seminole Clerk for exact deadlines (state appeal guidance, Seminole VAB).
If I appeal, do I still have to pay property taxes?
- Yes. A partial payment is required before taxes become delinquent for your petition to be considered. Seminole’s guidance references at least 75 percent. Confirm details with the Clerk and Tax Collector (Seminole VAB).
How are property taxes split if I sell before the bill is issued?
- Taxes are typically prorated at closing using last year’s bill or an agreed estimate, with a re proration once the final bill is known if your contract provides for it (closing practice overview).
Do buyers get my Save Our Homes homestead cap after purchase?
- No. The cap ends at transfer. Buyers must apply for a new homestead exemption and may qualify for portability from a prior Florida homestead if eligible and filed properly (portability basics).
