I have two adjoining parcels of land, and I deed them as one?

Hi Deborah, Here are some Key Considerations for Combining Parcels for Tax Purposes Eligibility for Combining Parcels: According to Florida Statute 197.192, parcels must have all taxes paid in full (current, due, or delinquent) to be eligible for combination. The parcels must be in the same ownership name and typically need to be contiguous (adjoining). Combining parcels for tax purposes is strictly for the tax roll and does not automatically imply compliance with local zoning or building regulations. You’ll need to verify with the local zoning or planning department (e.g., County Zoning) that combining the parcels aligns with land use rules. Potential Tax Implications: Possible Tax Savings: In some cases, combining parcels can lead to lower property taxes due to economies of scale. A single larger parcel may have a lower assessed value per square foot compared to two smaller parcels, as larger lots often sell for less per square foot in the market. For example, two 0.25-acre lots might be assessed higher individually than a single 0.5-acre lot. Risk of Reassessment: Combining parcels may trigger a reassessment by the county property appraiser, which could result in a higher or lower assessed value depending on the property’s characteristics, use, and market conditions. For instance, if one parcel has a structure (like a home) and the other is vacant, the combined parcel’s value might reflect the improved value of the home plus the land, potentially increasing the assessment if the vacant lot was previously assessed at a lower rate. Homestead Exemption Benefits: If one parcel is your primary residence and qualifies for a homestead exemption, combining it with an adjacent vacant lot could extend the exemption to the entire parcel, potentially saving thousands of dollars annually. In Florida, the homestead exemption caps the annual increase in assessed value at 3% or the Consumer Price Index (whichever is less) and provides a $50,000 exemption on the taxable value for county taxes. However, you’d need to file a new homestead application to include the combined parcel, with a deadline of March 1 for the tax year. Costs of Combining Parcels: Combining parcels may require a survey to create a new legal description, drafting fees, and recording fees with the county. These costs can range from a few hundred to over a thousand dollars, depending on the complexity and whether a new survey is needed. If the parcels are already combined in a single deed (as you’ve noted), you may only need to submit a request to the property appraiser’s office, which could minimize additional costs. However, you should confirm whether a new survey or legal description is required in your county. Why You’re Still Getting Two Tax Bills: Even though your deed combines the parcels, the county property appraiser’s office has not updated the tax roll to reflect the combination. This is likely because a formal request to combine the parcels for tax purposes hasn’t been processed. You’ll need to submit a “Request to Combine Parcels” form (available through the County Property Appraiser’s website) along with the recorded deed and any required documentation. Contact the property appraiser’s office to confirm the status and ensure all taxes are current, as this is a prerequisite for combination. Other Considerations: Zoning and Development: Combining parcels for tax purposes doesn’t affect their legal status for development or zoning. If you plan to build or sell in the future, check with the local zoning department to ensure the combined parcel meets minimum lot size or other requirements.

Great question, Deborah—and you're not alone in this situation. In Florida, deeding two adjoining parcels as one doesn’t automatically mean they’ll be taxed as one. The key lies in how the county property appraiser processes your parcels for the tax roll. Even if your deed reflects one combined parcel, the Property Appraiser’s Office may still treat them as separate parcels for tax purposes unless you’ve formally requested a parcel combination. This is a separate administrative process that typically requires: - A Request to Combine Parcels form - Proof that both parcels are in the same ownership and use - All taxes must be current

Yes, in many cases you can request to have two adjoining parcels combined into one. This is usually done through your county assessor’s or tax office, and the process is sometimes called a “parcel combination” or “lot consolidation.” Once approved, it can reduce the administrative side of property taxes so you aren’t billed separately for each lot. The best step is to call your local property appraiser or assessor’s office and ask what paperwork they require. In Horry County, SC (Myrtle Beach area) for example, we’ve helped clients combine adjoining lots, which not only simplified taxes but also increased resale value by marketing it as one larger parcel. If you’re considering this for long-term planning, it can also impact future building options or resale strategy, so checking with zoning and planning is wise.

Whether you can combine two parcels into one depends on your local zoning and planning department. The process is typically called a lot merger, lot consolidation, or plat vacation, and the requirements vary by jurisdiction. Contact your county or city planning department and ask about the process for merging two adjacent parcels into one. In some jurisdictions it's straightforward and inexpensive, requiring a simple application and a survey. In others it requires a formal plat process with public hearings and engineering. On the tax question, two separate tax parcels means two separate tax bills with two separate assessments. Depending on how your county assesses property, combining them into one parcel might result in a lower total assessment or it might not change much. The tax assessor's office can tell you how a merger would affect your assessment. Some counties assess based on land use and size, and combining parcels doesn't always produce savings. Before you merge, consider whether keeping them separate has advantages. Two separate parcels give you the flexibility to sell one without the other in the future. Once they're merged, splitting them back apart requires a new subdivision process, which can be time-consuming and expensive. Talk to both your planning department and your tax assessor before making the decision.

More information would be required for a proper assessment. You can also call the local tax office for more information. Keith Jean-Pierre Managing Principal The Dapper Agents Operations In: NY, NJ, FL & CA

Combining two adjoining parcels into one deeded parcel in Florida is called a lot combination or parcel consolidation, and it involves working with your county property appraiser and potentially the county planning department. In Ridge Manor, Hernando County, you would file a combination request with the Hernando County Property Appraiser, and if approved, the two parcel identification numbers are merged into one for tax and title purposes. Before proceeding, confirm there are no liens, easements, or zoning conflicts that would create complications after combination, and consult a real estate attorney to review how the deed should be structured. If you plan to sell or finance the combined parcel, having clean title documentation from the start prevents delays later in the transaction. This is a situation where a few hundred dollars spent with a Florida real estate attorney upfront can save significant problems down the road. Kevin Neely & Kaitlynd Robbins | K2 Sells, Keller Williams Elite Partners

Yes, in many cases you can combine adjoining parcels of land into one deed, a process often called a “lot combination” or “parcel consolidation.” This typically requires filing paperwork with your local property appraiser or county recorder’s office. Local zoning laws, HOA rules, and tax assessments can all play a role, so it’s best to work with a local real estate attorney or title company to complete the process correctly.

Hi Deborah, Even though you deeded the two parcels together, the county may still be taxing them separately until their records are updated. That’s pretty common. Sometimes leaving parcels separate can actually save money on taxes, while in other cases combining them is cheaper—it really depends on how your county applies exemptions and assessments. The best step is to give the property appraiser’s office in Addison a quick call and ask about a “parcel combination.” They can review your deed, explain the process, and let you know whether your taxes would go up or down if they merged them. Hope that helps clear things up!

Deeding two lots under one instrument does not automatically merge them in the eyes of the county. The tax assessor uses parcel numbers (strap numbers) to track and value property, and unless you formally apply to combine the parcels they will continue to be assessed and billed separately. Whether combining them results in lower taxes depends on your jurisdiction’s assessment rules. Property tax is based on market value and any exemptions, not strictly on how many deeds you have. Some counties have a minimum assessment per parcel or offer separate exemptions on each parcel, so combining could actually cost you more in the long run and would remove your ability to sell them separately later. If you truly want them treated as one piece, speak with your county’s property appraiser or assessor about a lot merger/parcel combination. They’ll usually require a survey, a legal description of the combined tract, and an application before issuing a single tax bill. Before you do that, consult a local real estate attorney or planner to weigh the pros and cons. They can help you determine which option is cheaper and make sure you don’t inadvertently give up development rights or face subdivision issues in the future.

Whether two adjoining parcels are taxed together or separately depends on how they are recorded with the county assessor, not what your deed says. A deed can convey multiple lots as one tract, but the assessor will still have two parcel numbers on file and will send separate tax bills until a formal parcel combination or boundary adjustment is processed. Property taxes are based on the assessed value and any exemptions you receive, not the number of deeds. Combining two parcels rarely changes the total square footage or market value, so it doesn't automatically lower your bill. In fact, combining could cause you to lose a homestead or agricultural exemption on one lot, or increase the assessment because the new larger tract is valued differently. Keeping the parcels separate gives you flexibility to sell or develop one without affecting the other. If you want them taxed as a single parcel, contact your county's property appraiser/assessor. They can tell you what paperwork is required (often a new survey and a "lot merger" application) and whether your taxes would go up or down. Because the answer varies by jurisdiction, it's wise to speak with the assessor and, if necessary, a local real estate attorney or title company so you understand the consequences before making any changes.

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It should be cheaper as one parcel. Go to the tax assessor and ask them.