If you live in The Villages® (Sumter, Lake, or Marion County), August and November bring two important mailers: your TRIM notice (Truth in Millage) and your actual property tax bill. Here’s a clear, homeowner-friendly guide to what each one is, how your taxes are calculated, how early-payment discounts work (hint: 4% in November), and a few pro tips to keep more money in your pocket.
What is a TRIM notice?
TRIM stands for Truth in Millage. It’s a notice of proposed property taxes mailed by your county Property Appraiser each year—typically in August. It is not a bill. Its job is to show your proposed values, exemptions, and the millage rates from each taxing authority so you can review, ask questions, or object before bills are issued.
Your TRIM notice helps you see:
- Just (market) value vs. assessed value (limited by Save Our Homes if you’re homesteaded)
- Taxable value after exemptions
- Millage rates from each taxing authority (county, school board, special districts, etc.)
- Hearing dates where budgets and millage are set (you can attend and comment)
If you disagree with your value, you can first speak to the Property Appraiser informally. If needed, you can petition the Value Adjustment Board (VAB)—deadline is typically 25 days from the TRIM mailing date (the exact deadline is printed on your notice). Florida Department of Revenue
How Florida property taxes are calculated
At a high level:
Assessed Value (after assessment limits)
− Exemptions (e.g., Homestead)
= Taxable Value
Taxable Value × Millage Rates = Ad Valorem Taxes
- Non-Ad Valorem Assessments (flat/service-based items)
= Total Tax Bill
Florida’s Department of Revenue breaks down this process and important dates on its taxpayer page, including the August TRIM mailing, September petition window, and November billing. Florida Department of Revenue
Non-ad valorem assessments are common in The Villages® and appear as separate line items (not based on value). Examples include District maintenance and bond debt assessments that fund community infrastructure—these show up in the non-ad valorem section of your bill. The Villages® CDD
When your actual tax bill arrives—and how early-payment discounts work
Your Tax Collector mails the real tax bill in November. Florida offers built-in discounts for early payment:
- November: 4% discount
- December: 3%
- January: 2%
- February: 1%
- March: no discount (taxes still due)
- April 1: taxes become delinquent; tax certificates are sold on unpaid accounts by June 1
These dates and discounts are statewide and published by Florida’s Department of Revenue.
Tip: If your mortgage escrows taxes, your servicer usually pays in November to capture the 4% discount automatically. Still, check your online tax account to confirm the payment posted.
Special to The Villages®: CDD assessments on your bill
Most Villages homeowners will see Community Development District (CDD) line items:
- Bond Debt Assessment — repays the original infrastructure bonds (roads, tunnels, stormwater).
- Maintenance Assessment — funds ongoing upkeep (lighting, landscaping, stormwater systems, paths, certain roads, etc.).
Both appear annually on your property tax bill in the non-ad valorem section.
Homestead, Save Our Homes, and portability
- If this is your permanent Florida residence, apply for Homestead Exemption by March 1 for the current tax year. (You can pre-file if you missed January 1 occupancy.)
- Homesteaded property benefits from Save Our Homes (SOH), which caps annual assessment increases at the lesser of 3% or CPI.
- Moving? You may transfer (“port”) your SOH benefit to a new Florida homestead within 3 tax years after abandoning the old one by filing DR-501 (Homestead) and DR-501T (Portability)—deadline March 1.
What to do if you disagree with your proposed value
- Compare your TRIM’s just value to recent neighborhood sales.
- Call the Property Appraiser for an informal conference (often fastest).
- If still unresolved, petition the VAB by the deadline on your TRIM (generally 25 days from mailing).
Paying your bill: options you may not know about
- Early-payment discounts (4/3/2/1%) — see above.
- Partial payments — some Tax Collectors accept partials before April 1; any balance after that is delinquent.
- Installment plan — prepay next year’s taxes in four installments (apply by May 1 with the Tax Collector).
- Tax deferral — certain homesteaded owners may qualify to defer part of the bill (application due March 31).
Quick FAQ for Villagers
When do TRIM notices arrive?
Usually August (your exact mailing date is shown on the notice).
Is a TRIM notice a bill?
No—it’s informational and lets you question value and attend budget hearings before taxes are finalized.
Why do I see extra line items?
Those are non-ad valorem assessments (e.g., CDD maintenance and bond)—they’re common here and are not based on market value.
What’s the benefit of paying in November?
You get the maximum 4% discount on the ad valorem portion (the discounts are calculated for you on the bill).
Chris’ homeowner tips
- Open your TRIM right away. If you want to challenge value, the VAB petition deadline is short (generally 25 days).
- Check your exemptions. Make sure Homestead and any additional exemptions (e.g., low-income senior, disability, veteran) are properly applied by March 1.
- Moving within Florida? Don’t leave SOH savings behind—file portability (DR-501T) with your homestead application for the new home by March 1.
- New construction buyers: first-year taxes may reflect land-only; expect an increase next year when improvements are fully on the roll. (Use your TRIM to preview.)
- Escrow check-in: if your servicer pays, confirm posting in November to capture the discount.
- Understand your CDD. If you’re budgeting or considering payoff, review your bond amortization and annual maintenance assessment so there are no surprises at tax time.
Need help reading your TRIM or estimating your bill?
I’m happy to walk you through your specific notice, estimate your net after exemptions, and explain your CDD line items. If you’re buying or selling in The Villages®, I can also model the tax impact in your CMA or net sheet so you know your bottom line.