Real Estate

We can’t think of a better place in the world to live and own real estate.

A legal definition of “real estate” is real property including any man-made improvements. The tax is calculated by multiplying the TAXABLE VALUE on the real estate by the millage rate.

The assessed value of the real estate is not determined by the Tax Collector. The value is determined by the Collier County Property Appraiser who weighs such factors as fair market value (willing buyer/willing seller), geographic location, how the property is used, etc.

The tax itself expresses the MILLAGE RATE as the result of dividing the approved taxing district’s budget for the tax year by the related, taxable value. The millage rate is translated as a rate per $1000. of taxable value. For example, if the millage rate is 9.00 (.009 x $1000) a taxable amount of $10,000. would equal $90. in taxes. A mill is one-tenth of one percent. The millage rate is determined by the Collier County Commissioners and other governmental agencies.

Your real estate tax bill includes “non-ad valorem” assessments in those districts where this is applicable. This amount is determined by that particular improvement district and is collected by the Collier County Tax Collector.

When paying your tax bill please note the eleven digit property ID number and put this number on your check or money order to be certain your tax account is properly credited. The number appears right above the pink block on your tax bill.

What period is the real estate tax FOR? It’s for the calendar year which starts January 1st and is due November 1st of that year. The taxpayer has five months in which to pay the tax before it becomes delinquent.

We mail tax notices to the last reported addressee on October 31st of the tax year. Payment made in November earns the taxpayer a 4% discount which reduces by 1% each succeeding month until March when the full tax is due. On April 1st the tax becomes delinquent and a 3% penalty is added to the gross tax amount.

Once real estate tax becomes delinquent there is a legal process by which the taxed property eventually may be auctioned off to satisfy the tax obligation. The delinquency is advertised during May following the tax year. On or before June 1st (or within 60 days of the delinquency date) a “tax certificate sale” temporarily satisfies the obligation. But if the tax certificate is not redeemed within two years the certificate holder may “force” a sale of the property.