Property taxes are not the most exciting part of homeownership, but they matter for your budget, your sale price, and your long-term plans. If you live in Florence or you are planning a move within Boone County, knowing the basics will help you avoid surprises. In this guide, you will learn how assessments work, how your bill is calculated, common exemptions, how to appeal, and what buyers and sellers should know. Let’s dive in.
Florence and Boone County basics
Property taxes in Kentucky are set by multiple local jurisdictions. Your total bill is a combination of levies from the county, your school district, the City of Florence if you are inside city limits, your fire or EMS district, and any special districts. Each jurisdiction adopts its own tax rate.
The Boone County Property Valuation Administrator (PVA) determines your assessed value. Tax bills and collections are handled by county or designated local offices, and your bill will list the payment instructions. Because local jurisdictions overlap, two nearby homes can receive different total bills.
How your bill is calculated
Assessed value
The Boone County PVA sets your assessed value, generally based on fair cash value and local procedures. You receive notices when values change, and you can review your property data card through the PVA. If the assessed value rises, your tax bill usually increases, even if tax rates stay the same.
Millage and the math
Kentucky property tax rates are often expressed in mills. One mill equals 1 dollar per 1,000 dollars of assessed value. Your total tax equals the sum of all applicable mill rates multiplied by your assessed value, then divided by 1,000.
- Illustrative example only: If your home is assessed at 200,000 dollars and the combined rate is 50 mills, your tax would be 10,000 dollars. Always check your current assessment and each jurisdiction’s adopted rate for your actual bill.
Why nearby homes pay different amounts
Taxing jurisdictions do not always align with neighborhood boundaries. One property may be inside Florence city limits and another may not. Properties can also be served by different school or fire districts. Those differences change the combined rate on the bill.
Improvements and new construction
New construction and major improvements typically increase assessed value. If you add living space, finish a basement, or complete a significant renovation, plan for a higher assessment at the next valuation.
How to read your bill
Most bills list each line item so you can see a breakdown of where your payment goes. Common components include:
- County levy
- City of Florence levy, if applicable
- School district levy
- Fire or EMS district levy
- Special districts or assessments, if any
Verify that your parcel details match your property. Keep copies of prior bills so you can track year-over-year changes.
Assessment notices and appeals
What to do when a notice arrives
- Review your property data card. Confirm square footage, number of bedrooms and baths, lot size, and any features used for valuation.
- Compare the assessed value with your home’s condition and recent nearby sales.
- If you believe the value is incorrect, contact the Boone County PVA for an informal review. Many issues are resolved at this step.
- If needed, file a formal appeal with the local Board of Assessment Appeals. Use the procedures and forms indicated on your notice.
- Prepare evidence. Useful items include recent comparable sales, a licensed appraisal, photos of defects or deferred maintenance, and any relevant documentation.
Deadlines and escalation
Appeal windows are time limited. Follow the dates printed on your assessment notice exactly. If you are not satisfied with the result, Kentucky law provides further review options at the state or judicial level in some situations. Consider consulting an attorney for complex cases.
Exemptions and relief to explore
Kentucky counties commonly offer exemptions or relief that can lower your bill if you qualify. Programs to ask about include:
- Homestead or senior exemptions
- Exemptions for persons with disabilities
- Disabled veteran or veteran exemptions
- Income-based relief options in certain situations
Eligibility, documentation, and deadlines vary by program. Some exemptions require an application or periodic recertification. Contact the Boone County PVA and the Boone County Clerk to confirm what is available, what you need to apply, and when to apply.
Payment timing, penalties, and delinquency
Property taxes are typically billed once per year. Your bill will indicate due dates and accepted payment methods, which often include in-person, by mail, and sometimes online options. Some payment types can carry convenience fees.
Late payments usually trigger penalties and interest and can lead to a tax lien. Prolonged delinquency may result in a tax sale process under Kentucky law. If you cannot pay in full, contact the county collector early to ask about any available installment arrangements or hardship options.
Buyers and sellers: what to know
If you are selling
Property taxes are usually prorated at closing in our market. Buyers will review your recent bills and assessment history, so keep good records. If your assessed value recently increased, be ready to explain updates or improvements that drove the change.
If you are buying
When you budget, consider the current bill and the potential for future reassessment or rate changes. Ask for the last several years of tax bills and look for trends. If you are purchasing new construction or a recently improved property, plan for taxes to rise once the full value is on the roll.
Smart ways to manage your tax bill
- Verify your data. Confirm square footage, lot size, and property class on the PVA card. Errors can inflate value.
- Track local sales. If comparable homes are selling for less than your assessment suggests, gather those sales as appeal evidence.
- Appeal with support. File promptly, within the deadline, and bring strong data, photos, or an appraisal.
- Claim exemptions. Review eligibility for homestead, disability, veteran, or income-based relief and submit applications on time.
- Time your projects. If possible, schedule major improvements with your assessment date in mind.
- Bring in pros. For higher-value disputes, a licensed appraiser or a real estate attorney can strengthen your case.
Local contacts and next steps
For current rules, deadlines, and forms, reach out to:
- Boone County Property Valuation Administrator for assessments, property cards, and informal reviews
- Boone County Clerk or county tax collector for bills, payment methods, due dates, and penalties
- Boone County Fiscal Court for adopted tax rates and budget ordinances
- City of Florence finance office for city levies and special district details
- Your local school district for school tax levies
- County Board of Assessment Appeals for appeal procedures
- Kentucky Department of Revenue and Kentucky Revised Statutes for statewide rules and definitions
If you want help interpreting a bill, estimating taxes on a home you plan to buy, or preparing for a sale, our team is here to guide you step by step. For local insight and a clear plan, connect with the Lorms Home Team to Get Your Free Home Valuation.
FAQs
How are Florence, KY property taxes calculated?
- Your total tax equals your Boone County PVA assessed value multiplied by the combined tax rates from all applicable jurisdictions, divided by 1,000 when rates are in mills.
Who handles assessments in Boone County?
- The Boone County Property Valuation Administrator sets assessed values and issues assessment notices, and you can request informal reviews through that office.
What exemptions can lower my Boone County tax bill?
- Common options include homestead or senior exemptions, exemptions for persons with disabilities, and disabled veteran or veteran exemptions, each with its own rules and deadlines.
How do I appeal my Boone County assessment?
- Start with an informal review through the PVA, then file a formal appeal with the Board of Assessment Appeals within the deadline printed on your notice, using sales data, photos, or an appraisal as evidence.
When are Boone County property taxes due and what happens if I am late?
- Bills are typically annual and list exact due dates and payment options; late payments usually incur penalties and interest and can lead to a tax lien or, over time, tax sale procedures.
How do property taxes affect closing when I buy or sell in Florence?
- Taxes are usually prorated between buyer and seller at closing, and buyers should review several years of bills to budget for possible reassessments or rate changes after they move in.
