Charlotte County, Florida - Community Links
Rotonda Heights Conservation Association
PO Box 3100, Placida, Florida 33946
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MSBUs In Your Community
What you should know about MSBUs
Municipal Service Benefit Units (MSBU) were created to provide specific services to different areas of the County. Advisory committees for each MSBU and Charlotte County Government work together to provide these services.
What are Municipal Service Benefit Units (MSBU) units?
MSBUs are units within the County, created by ordinance, through which specific services are provided. These services include road maintenance and improvements, sign maintenance, drainage, as well as waterway dredging.
What is a MSBU?
Services performed in an MSBU come from non-ad-valorem (No-value) assessments.
What is a non-ad valorem assessment?
These are assessments on your tax bill determined by a local government and certified to the tax collector for collection. Assessments may include, but are not limited to, garbage collection, storm water, road paving and community improvement projects.
What is an Ad Valorem Tax?
An ad valorem tax is based upon the assessed value of property. The term property tax may be used interchangeably with the term ad valorem tax.
Do methods vary from one unit to another when calculation assessments/taxes?
Yes. They can be calculated by front footage, lots, acreage or value. The method used for each unit is defined in the ordinance levying the assessment or tax.
I have never heard of a MSBU. How are these services funded in other states?
In most other states and counties these services are part of the normal annual property tax rate and are not identified as a separate tax.
Can the money I pay be spent in other areas of the county?
No. All monies collected within a specific MSBU must be spent within that MSBU. Monies cannot be transferred or spent in a different area within the county, although it is possible for two MSBUs to jointly fund a project where both receive a benefit.
What department manages the MSBUs?
Waterway, Stormwater, and Street & Drainage MSBUs are managed by the Public Works Department.
What is the purpose of MSBUs?
Street & Drainage is responsible for all aspects of road and drainage maintenance. This includes paving, street signs, grading, pipes, catch basins and right-of-way mowing in front of vacant lots. This may also include community signs, and median beautification. Waterway is responsible for channel markers, dredging, vegetation control and mangrove trimming. Stormwater maintains all major stormwater control devices.
Why were MSBUs initiated?
In the early 1980s General Development Corporation platted thousands of lots and then went bankrupt. This left the County responsible for maintaining all of the roads. The road conditions varied greatly. Some areas were in much better condition than others. Each area was put into their own MSBU based on the condition of that area’s road. This system evenely distributed cost among developed and undeveloped property owners.
What is the benefit of an MSBU?
The costs for services, within a specific area, are fairly assessed on each property within the benefit unit. Benefits are calculated for the entire unit.
How are MSBUs managed?
MSBUs are managed by Public Works, along with input from Advisory Committees to deliver quality services to the citizens of Charlotte County.
How do I become a member oa an Advisory Committee?
Volunteers are always appreciated. If you or someone you know is interested in becoming a member of an Advisory Committee, contact Public Works at (941) 575-3600.
When are meetings held?
Committee meetings are generally held every quarter and more often if needed during special projects.
How do I find out about meeting dates and times?
To view meeting dates and times go to the county website: www.CharlotteCountyFL.com or call (941) 575-3600.
Florida’s Tax Structure & Homestead Exemption
The following information is an overview of Florida’s tax structure. To the best of our knowledge is it correct but we do not guarantee the information to be accurate. If you need further information contact an accountant.
Homestead Exemption:
- If you own a dwelling in the State of Florida, reside in that dwelling, and make it your permanent home, you could be eligible for this exemption. If you qualify, you are entitled to a reduction of $25,000 from the assessed value. Also, the increase on assessed value is capped at 3% per annum, however, the mill rate can increase any amount. To qualify you must be a permanent resident of Florida as of January 1 of the year the exemption is to take place.
- You are only allowed one homestead exemption per “family”. This means you are not entitled to receive the exemption if you or your spouse receive residency based exemptions in another state, and you must have legal and equitable title to the property and reside in the property as your primary residence as of January 1.
- Homestead status is not transferable from property to property or from owner to owner. Property Taxes are billed in arrears. The tax period is for a calendar year, and commences on January 1 and is due November 1 of that year. You have five months to pay before the tax is delinquent. You should receive your tax bill in September or October.
To prove legal residence you will need:
- Evidence of ownership of the subject property
- Social Security numbers for all owners
- Voter Registration (if you vote)
- Florida Drivers License dated prior to January 1
- Florida Vehicle Registration dated prior to January 1
- If your property is in a trust, you must show a complete copy of the trust agreement.
For filing a Homestead Exemption in Charlotte County contact the Property Appraisers Office at the West Charlotte Annex, 6868 San Casa Drive, Englewood, FL 34224, Phone: 941-743-1593. If you are not eligible for the current year but wish to file for the following year, you can do so after March 1.
Tangible Personal Property
If you own rental property you are required to file this return and a return must be filed between January 1 and April 1 of each year. Penalties can apply if you do not file. This tax applies to the movable items in the rental property. Each year the county will send you a tangible Personal Property form to complete; they will ask you to report the value of the personal property in the rental property; this value is determined using the original cost of the item and replacement cost less the current depreciation.
Intangible Personal Property
Applies to such items as bonds, stocks, money market funds, mutual funds, loans, notes and some accounts receivable. Some assets are exempt. All Florida residents who, on January 1, own, manage or control intangible personal property must file a Florida Intangible Personal Property Tax return. It is an annual tax based on the market value as of January 1.
Sales Tax of 7% is charged in Charlotte County except for Food, Medicine or certain other items.
Tax Calendar
- Your birthday: Motor vehicle registration renewal decals
- September/October: You should receive notice of “ad-valorem” and “non ad-valorem” property tax bills
- November -- Pay taxes and take a 4% discount, -- December Pay taxes and take 3% discount
- March Taxes are due in full, no discounts allowed
- June- Florida Intangible property tax is due
Water Treatment Plant Odor
Contact Keith Kleinmann at DEP, 239-344-5656, to report noxious odors
from the water treatment plant.
