Sumter County Property Taxes

[Carol Fiore]

I am doing some research on how Sumter County appraises property. I am hoping you can help me with my research. If you go to sumterpa.com, do a property search, and look up your BLDG USE(code). If you have a DH64C-DH75C code and your model isn't on my list below, please post your code and model.

Sumter County uses your models in The Villages to determine your market price. They use a different Base rate depending on your model. This causes some of the Seniors to pay more taxes. Are they overcharging The Seniors because they do not do this outside of The Villages. Lake County does not use The Village models to determine Market Price.

If you want to see your Base Rate, you have to call Sumter County and ask them to email your property record card. They may say it is internal information but this public records.

The below rates are for the Code DH64C-DH75C. If you live north of 44 the Code may be DH64B-DH75B. I do not have north of 44 rates. If you get your property record card, I can start a list for other areas.

BASE RATE Code Model
137.00 DH64 Jasmine
148.00 DH70 Begonia, Indigo
156.00 DH71 Iris, Lily, Mossy Oak
164.00 DH72 Bridgeport, Lantana
162.00 DH73 Woodside, Laurel Oak, IVY
???? DH74 ???
149.00 DH75 Gardenia
82.76 R5 Outside of the Villages (Beaumont Village)

[Bill14564]

Different areas use different appraisal processes so it is not too much of a surprise that Lake County's process is different. When I lived in Md appraisals were only updated every three years.

Why not have a base rate for a particular model of house? If you know all Begonia's have a similar floor plan and similar construction then it seems reasonable to have a similar starting point. Using the model of the house and the size of the property should get very close to a reasonable market value for the property.

With 85,000 (ish) homes in the county it would require evaluating about 250 homes every day, with no holidays or vacations, to cover all the homes each year. If you are going to have yearly appraisals there has to be a shortcut.

[retiredguy123]

I am doing some research on how Sumter County appraises property. I am hoping you can help me with my research. If you go to sumterpa.com, do a property search, and look up your BLDG USE(code). If you have a DH64C-DH75C code and your model isn't on my list below, please post your code and model.

Sumter County uses your models in The Villages to determine your market price. They use a different Base rate depending on your model. This causes some of the Seniors to pay more taxes. Are they overcharging The Seniors because they do not do this outside of The Villages. Lake County does not use The Village models to determine Market Price.

If you want to see your Base Rate, you have to call Sumter County and ask them to email your property record card. They may say it is internal information but this public records.

The below rates are for the Code DH64C-DH75C. If you live north of 44 the Code may be DH64B-DH75B. I do not have north of 44 rates. If you get your property record card, I can start a list for other areas.

BASE RATE Code Model
137.00 DH64 Jasmine
148.00 DH70 Begonia, Indigo
156.00 DH71 Iris, Lily, Mossy Oak
164.00 DH72 Bridgeport, Lantana
162.00 DH73 Woodside, Laurel Oak, IVY
???? DH74 ???
149.00 DH75 Gardenia
82.76 R5 Outside of the Villages (Beaumont Village)
Personally, I think you are using the wrong metric to compare appraisals. The house value is not usually based on the model type. It is based on the square footage, number of bedrooms, lot size and location, and nearby sales prices. And, with all of the available stretch options, the same model can have very different square footages.

[kkingston57]

Personally, I think you are using the wrong metric to compare appraisals. The house value is not usually based on the model type. It is based on the square footage, number of bedrooms, lot size and location, and nearby sales prices. And, with all of the available stretch options, the same model can have very different square footages.

Had the same thought and have never heard of using a model of a home for tax purposes and this not cover location. As realtors state: Location, Location, Location. Clearly golf course lots and waterfront lots are worth a lot more.

[Carol Fiore]

Different areas use different appraisal processes so it is not too much of a surprise that Lake County's process is different. When I lived in Md appraisals were only updated every three years.

Why not have a base rate for a particular model of house? If you know all Begonia's have a similar floor plan and similar construction then it seems reasonable to have a similar starting point. Using the model of the house and the size of the property should get very close to a reasonable market value for the property.

With 85,000 (ish) homes in the county it would require evaluating about 250 homes every day, with no holidays or vacations, to cover all the homes each year. If you are going to have yearly appraisals there has to be a shortcut.


It would be ok if all the models were in one area. DH70 model in Marsh Bend on the water sold for 610,000, DH70 model in Chitty Chatty sold for 418,000. (Interior lot) Should they be blended together? Just because they are the same model should they have the same effective Base rate. The Chitty Chatty will now pay more taxes because of the house in Marsh Bend on water.

[Bill14564]

It would be ok if all the models were in one area. DH70 model in Marsh Bend on the water sold for 610,000, DH70 model in Chitty Chatty sold for 418,000. (Interior lot) Should they be blended together? Just because they are the same model should they have the same effective Base rate. The Chitty Chatty will now pay more taxes because of the house in Marsh Bend on water.

I assume base rate means starting point. If that is the case then yes, the same model should have the same starting point.

[Altavia]

It would be ok if all the models were in one area. DH70 model in Marsh Bend on the water sold for 610,000, DH70 model in Chitty Chatty sold for 418,000. (Interior lot) Should they be blended together? Just because they are the same model should they have the same effective Base rate. The Chitty Chatty will now pay more taxes because of the house in Marsh Bend on water.

I have no experience doing this in Florida but looks like you can appeal.

There are probably attorneys who specialize in this for a fee or percentage of the reduction.

Florida Dept. of Revenue -


Property Tax - Taxpayers - Property Value Disagree (https://floridarevenue.com/property/pages/Taxpayers_PropertyValueDisagree.aspx)

[Worldseries27]

i am doing some research on how sumter county appraises property. I am hoping you can help me with my research. If you go to sumterpa.com, do a property search, and look up your bldg use(code). If you have a dh64c-dh75c code and your model isn't on my list below, please post your code and model.

Sumter county uses your models in the villages to determine your market price. They use a different base rate depending on your model. This causes some of the seniors to pay more taxes. Are they overcharging the seniors because they do not do this outside of the villages. Lake county does not use the village models to determine market price.

If you want to see your base rate, you have to call sumter county and ask them to email your property record card. They may say it is internal information but this public records.

The below rates are for the code dh64c-dh75c. If you live north of 44 the code may be dh64b-dh75b. I do not have north of 44 rates. If you get your property record card, i can start a list for other areas.

Base rate code model
137.00 dh64 jasmine
148.00 dh70 begonia, indigo
156.00 dh71 iris, lily, mossy oak
164.00 dh72 bridgeport, lantana
162.00 dh73 woodside, laurel oak, ivy
???? Dh74 ???
149.00 dh75 gardenia
82.76 r5 outside of the villages (beaumont village)
speaking truth to power is commendable.

[paquino]

I am doing some research on how Sumter County appraises property. I am hoping you can help me with my research. If you go to sumterpa.com, do a property search, and look up your BLDG USE(code). If you have a DH64C-DH75C code and your model isn't on my list below, please post your code and model.

Sumter County uses your models in The Villages to determine your market price. They use a different Base rate depending on your model. This causes some of the Seniors to pay more taxes. Are they overcharging The Seniors because they do not do this outside of The Villages. Lake County does not use The Village models to determine Market Price.

If you want to see your Base Rate, you have to call Sumter County and ask them to email your property record card. They may say it is internal information but this public records.

The below rates are for the Code DH64C-DH75C. If you live north of 44 the Code may be DH64B-DH75B. I do not have north of 44 rates. If you get your property record card, I can start a list for other areas.

BASE RATE Code Model
137.00 DH64 Jasmine
148.00 DH70 Begonia, Indigo
156.00 DH71 Iris, Lily, Mossy Oak
164.00 DH72 Bridgeport, Lantana
162.00 DH73 Woodside, Laurel Oak, IVY
???? DH74 ???
149.00 DH75 Gardenia
82.76 R5 Outside of the Villages (Beaumont Village)
SumterPA???

[Carol Fiore]

I assume base rate means starting point. If that is the case then yes, the same model should have the same starting point.

I been living in The Villages for almost 10 years. I really like living here. There is so much to do and FUN? In my opinion, I believe Sumter PA is overcharging property taxes for The Seniors only. I am just researching Sumter County PA. I would like to change the laws to protect the Seniors.

The Base Rate for Sumter County is the rate they use to calculate your market value.

Example: Custom Home

Both on same block (custom homes) and both paid the same price for house
Land Value = 50,000

Jasmine model effective sq. ft. is 2100 2100*137= 287700
Lantana model effective sq. ft. is 2100 2100*164= 344,400

Jasmine 287,000(building)+50,000(building) = 337,000 Market Value
Lantana 344,000(building)+50,000(building) = 394,000 Market Value

The Lantana will be paying more taxes than the Jasmine even though they paid the same price with same sq. ft.

Is that fair for all Jasmine and Lantana lumped together with custom homes? This drives up the taxes for everyone if you buy a standard home.

I found this information by asking for the Property Record Card of my house and all my neighbors. I also asked for Property Record Card for outside of The Villages where everyone in the neighbored got the same effective sq. ft.

Sumter County PA been doing this for years. I called Lake County, Volusia County and no one uses this method. There is no way a Senior can calculate their taxes when buying a Village Home. Florida Statue 193.011(3) location. All counties must follow these laws. Sumter County does follow the law for outside of The Villages but not for The Village (A Senior Community). Should the Seniors pay more taxes?? Will taxes be driven by custom homes?

[Carol Fiore]

SumterPA???

SumterPA = Sumter County Property Appraiser

[Bogie Shooter]

SumterPA = Sumter County Property Appraiser

Have you met with Joey Hooten?

[Bill14564]

I been living in The Villages for almost 10 years. I really like living here. There is so much to do and FUN? In my opinion, I believe Sumter PA is overcharging property taxes for The Seniors only. I am just researching Sumter County PA. I would like to change the laws to protect the Seniors.

The Base Rate for Sumter County is the rate they use to calculate your market value.

Example: Custom Home

Both on same block (custom homes) and both paid the same price for house
Land Value = 50,000

Jasmine model effective sq. ft. is 2100 2100*137= 287700
Lantana model effective sq. ft. is 2100 2100*164= 344,400

Jasmine 287,000(building)+50,000(building) = 337,000 Market Value
Lantana 344,000(building)+50,000(building) = 394,000 Market Value

The Lantana will be paying more taxes than the Jasmine even though they paid the same price with same sq. ft.

Is that fair for all Jasmine and Lantana lumped together with custom homes? This drives up the taxes for everyone if you buy a standard home.

I found this information by asking for the Property Record Card of my house and all my neighbors. I also asked for Property Record Card for outside of The Villages where everyone in the neighbored got the same effective sq. ft.

Sumter County PA been doing this for years. I called Lake County, Volusia County and no one uses this method. There is no way a Senior can calculate their taxes when buying a Village Home. Florida Statue 193.011(3) location. All counties must follow these laws. Sumter County does follow the law for outside of The Villages but not for The Village (A Senior Community). Should the Seniors pay more taxes?? Will taxes be driven by custom homes?

But...

- The Jasmine and the Lantana that I found on that street are not the same size, the Lantana is about 33% larger

- The Jasmine and the Lantana did not have the same purchase price, the Jasmine was purchased for about 25% less

- The market values for both are less than the purchase price

- If you take the (market value - land value)/sqft the result is less than your Base Rate in both cases

There appears to be more to the calculation of market value than just a Base Rate for the model and the square footage. It would really make a lot of sense to actually meet with the Property Appraiser's office and learn how the values are determined.

[Carol Fiore]

In 2022, I filed the VAP petition on my property. I am paying the highest taxes on my block. A house with a pool, outside grill, outside fireplace and paid over $75,000 more than me has a Market Value less than mine. (Mossy Oak) I have the highest sq. ft cost because of the Model.(Bridgeport) I now overpaid $1300 in property taxes than my neighbors. Before I did this, I asked the Sumter property appraiser to sit down with me and explain the DH codes. They refuse to do this. They will admit they model the homes but won't explain why or the difference in the sq. ft. The only way I can get this information is from other owners and researching. In my research I found I wasn't the only person overpaying in taxes. I have many examples that Modeling does not work. I want to take my information to the Senators and Congressman in our state to define the Florida Statue 193.011 (3) location so Sumter County cannot take advantage of the Seniors. Seniors are on a fixed budget and need to know the tax rate before buying a home in The Villages. If they want to use Modeling, that should make this public and allow the Seniors to know the cost before they buy a home.

It would cost me more to hire an attorney than the $1300. I will do the hearing by myself. I am requesting a free attorney because our tax dollars allow Sumter PA to have an attorney. It is hard to go against an attorney because I am not an attorney. They will use this against me for speaking but I believe the VAB is a fair and will allow me to present my research.

Thanks for all your remarks and help!!!

I have no experience doing this in Florida but looks like you can appeal.

There are probably attorneys who specialize in this for a fee or percentage of the reduction.

Florida Dept. of Revenue -


Property Tax - Taxpayers - Property Value Disagree (https://floridarevenue.com/property/pages/Taxpayers_PropertyValueDisagree.aspx)

[JTLoehnert]

After working for a number of years at both a Property Appraiser’s Office and for the State Department of Tax Equalization (DTE), what a fun entertaining read.

[LianneMigiano]

our Sumter County taxes are STILL one quarter of what our taxes were in CT TWELVE years ago! We have paid pretty much the same over the entire 12 years. In CT our taxes more than doubled in that period of time. We are GRATEFUL for the beauty and maintenance all around us for the cost to us. Just sayin' "quitchabitchin".....

[Carol Fiore]

our Sumter County taxes are STILL one quarter of what our taxes were in CT TWELVE years ago! We have paid pretty much the same over the entire 12 years. In CT our taxes more than doubled in that period of time. We are GRATEFUL for the beauty and maintenance all around us for the cost to us. Just sayin' "quitchabitchin".....

I live in The Villages for 10 years. I am also blessed living in such a beautiful place. I just don't like seeing the Seniors being overcharged vs the other homes in Sumter. If you are living in The Villages for 12 years, your taxes are very low because of the great laws we have in FL. You get homestead, senior discounts and portability. They cannot raise your taxes more than 3% per year. I also have those benefits, so my taxes are very low. I taught in the Senior Center in Volusia County and donated my salary back to the Center. I have worked with Property Appraisers in Volusia, Orange, Seminole, Lake and now Sumter saving Senior's money. I really try hard to be respectful of everyone's opinion. If I insult anyone, that is not my intention.

[Woodbear]

Woodside - DH73 WT4 (DH73C4).........Does the C4 mean something ?

[Carol Fiore]

Woodside - DH73 WT4 (DH73C4).........Does the C4 mean something ?

I think the "C" means you are in the new area (south of 44). Your building effect rate is $162 and combined with other models. Thank you for the info. If you call Sumter County PA 352-569-6800 and ask them to email your Property Record Card. It is very interesting to see how they calculate your Market Value. If I am incorrect, please let me know. Thanks for your help!!

[Love2Swim]

What I don't understand about the taxes is the rate. A friend has a house on the golf course in the same neighborhood we live in. Her tax rate works out to about 1.3% of the total taxable value of the home. Our house is on an interior lot. Our tax rate works out to 1.5% of our total taxable home value. That doesn't make sense to me. It looks like a small amount, but for us, comes to about an extra $500 per yer. (To calculate the rate, I took the total tax paid for the year divided by the total taxable value of the home).

[Bill14564]

What I don't understand about the taxes is the rate. A friend has a house on the golf course in the same neighborhood we live in. Her tax rate works out to about 1.3% of the total taxable value of the home. Our house is on an interior lot. Our tax rate works out to 1.5% of our total taxable home value. That doesn't make sense to me. It looks like a small amount, but for us, comes to about an extra $500 per yer. (To calculate the rate, I took the total tax paid for the year divided by the total taxable value of the home).

The total tax paid is made up of at least five separate taxes. You need to look at the many lines on your tax bill to see where the difference is coming from.

- Each of the various millage rates (at least three) f will be the same for you both if you both live in the same county
- The taxable value may be different for each line on your bill due to the applied exemptions
- If one of you lives in the Wildwood taxing area then that bill will have an additional line or two (I don't)
- The Maintenance amount will be different by CDD
- The Bond amount will be different by unit

[dougawhite]

Lantana in Ashland Village = D21C042 / Folio 1019121

[Carol Fiore]

Call Sumter County PA 352-569-6800 and ask for your property record card for your house and your neighbor's house. I am paying $1300 in 3 years more than my neighbors. When you get the property record card, I can help you understand.

[Woodbear]

I think the "C" means you are in the new area (south of 44). Your building effect rate is $162 and combined with other models. Thank you for the info. If you call Sumter County PA 352-569-6800 and ask them to email your Property Record Card. It is very interesting to see how they calculate your Market Value. If I am incorrect, please let me know. Thanks for your help!!

I will look into it. FWIW, paid 506K (September 2021), latest Trim Report shows an estimated value of 518K.