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.

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!

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.

I'm an Appraiser in TN, MS, and AR Give me a call if you need assistance! MemphisGlenn.com

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