Property assessments, used to calculate taxes, are mystifying and maddening for many property owners.

With owners watching closely to see how their 2009 assessments will fall in light of huge drops in property values last year, here are some basic pointers.

Q: Property values are in flux. How are assessments calculated?

A: Remember property appraisers use sales data from the prior year. That means 2009 assessments, which are currently being tallied, are based on the market value of similar properties in the same or comparable subdivisions between Jan. 2, 2008, and Jan. 1, 2009. Those figures will be used in the August 2009 TRIM (truth in millage) notice of proposed taxes sent to property owners and on their November 2009 tax bills.

Q: When can property owners find out what their 2009 property assessment and taxes are?

A: Broward County expects to post 2009 assessed values on its Web site in June. Miami-Dade plans to do so in mid- to late July. But assessments are only half the tax equation: Taxing authorities will have to decide on millage rates, which are multiplied by taxable values to calculate taxes.

Q: How does a property owner appeal an assessment?

A: You can appeal to the Value Adjustment Board, an independent agency under the county clerk, up to 25 days after the TRIM notice is sent. They are mailed by Aug. 24. That means most property owners must file their appeals in September.

Forms are available online and at the property appraiser's office and the Value Adjustment Board. The filing fee is $15.

Q: What happens at an appeals hearing?

A: At a Value Adjustment Board hearing, usually held months after an appeal is filed, a special magistrate weighs evidence from the property owner and the property appraiser and recommends whether to change an assessment. Comparable sales, replacement cost and income can be considered.

Some property owners represent themselves, but they have to do their homework if they expect to win. That means gathering details about comparable sales and the like.

Many people prefer to hire tax agents, who have expertise in challenging assessments. They typically work on a contingency basis, asking for a portion of an owner's tax savings if they succeed.

Property owners not satisfied with the VAB ruling can appeal to the circuit court.

Taxpayers get a refund of excess taxes paid to the county or a new, smaller tax bill if they haven't already paid the taxes.

Q: How can I find out more?

A: Important dates and deadlines and a host of other information are available online at the property appraisers' Web sites.

Miami-Dade: wwwmiamidade.gov/PA

Broward: www.bcpa.net

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