Union County Property Appraiser — Search Records, Read Parcel Values & Contact the Right Office
The Union County Property Appraiser is the official county office for real property records, tangible personal property, ownership display, parcel maps, aerial photos, exemptions, agricultural classification and tax-roll values.
This guide explains what to do after opening the official search page, how to avoid mixing up Property Appraiser, Tax Collector, Clerk and VAB tasks, and how to read Just/Market Value, Assessed Value and Taxable Value without making a tax-bill mistake.
Which Union County office handles your property question?
The Property Appraiser places a fair and equitable market value on real estate and tangible property for tax purposes. Taxing authorities set tax rates, the Tax Collector bills and collects taxes, and the Clerk handles recorded documents and VAB filing support.
| Your task | Correct office or system | Use it for |
|---|---|---|
| Search property records, GIS map, owner display, parcel data, values or exemptions | Union County Property Appraiser | Real property records, property values, tangible personal property, Homestead, agricultural classification, maps and aerial photos. |
| Pay, view or search property-tax bills | Union County Tax Collector | Real estate taxes, personal property taxes, payments, tax-bill numbers, tax years, discounts, delinquency and receipts. |
| Find a deed, mortgage, lien, judgment or recorded document | Union County Clerk of the Circuit Court & Comptroller | Official Records index, recording, certified copies, Clerk file searches and property fraud alert service. |
| Appeal a value, exemption denial, classification denial or deferral denial | Union County Value Adjustment Board | DR-486 petitions, evidence, hearings and formal administrative review. |
| Question the tax rate or budget | Taxing authority | County commission, School Board, City Council, Water Management District or other rate-setting authority. |
| Verify zoning, land use, building permits or development rights | Union County Planning & Development or City of Lake Butler | Zoning, building permits, land-use approvals, floodplain and development questions. |
How to search Union County property records
The official Union County Property Appraiser site links users to Record Search / GIS Map, GIS Map, Ag Classification, Property Tax Exemptions, Download Forms and Contact Us. Use the official search route for live assessment records and the GIS map for visual parcel context.
- Open the official Property Appraiser website.
Use union.floridapa.com or the public website link shown by the office, unionflpa.gov. - Choose Record Search / GIS Map.
Use the official Union County Record Search / GIS Map to begin parcel research. - Search by property number or parcel identifier when available.
This is the cleanest route when you have a TRIM notice, tax bill, prior record, closing paperwork or deed reference. - Search by physical address when the parcel number is unknown.
Use the property location, not the owner’s mailing address. For best results, simplify the street name if the full address does not return a match. - Search by owner name carefully.
Owner results can include trusts, estates, spouses, businesses, similar names and prior owners. Confirm the parcel identifier and location before relying on a result. - Open the full property record.
Review owner display, mailing address, site address, legal-description clues, land/building data, sales, exemptions and value fields. - Save the property number before taking the next step.
You may need it for tax-bill lookup, public records requests, exemption questions, VAB filing, deed research or office contact.
Property number / parcel ID
Use this first when available. It prevents mistakes caused by similar names, rural routes, shared family names or multiple parcels under one owner.
Location address
Use the property’s physical address. The Tax Collector search also advises using only one search option and entering just the street name for best address results.
Owner / map / sales
Useful for broader research, but verify the parcel before using values, ownership display, sales history or exemption status.
What to do after opening the official search page
A useful property page should explain what happens after the official link opens. Use this workflow to complete the task instead of stopping at a link list.
| What you see | Do this next | Why it matters |
|---|---|---|
| Several possible properties appear | Compare owner display, site address, property number and legal-description clues. | Opening the wrong parcel leads to wrong values, tax records and exemption decisions. |
| You found the parcel | Save the property number, site address and owner display before leaving the page. | Those details are needed for phone calls, forms, public records requests and VAB petitions. |
| You need Homestead or another exemption | Open the Tax & Exemptions page and Download Forms page, then verify whether filing must be in person or by mail. | Union’s FAQ says applications are not accepted by electronic transfer, and exemptions should be filed in person. |
| You need the tax bill | Go to the Union County Tax Collector property-tax search. | The Property Appraiser values property; the Tax Collector handles bills and payments. |
| You need a deed or lien | Go to the Union Clerk Official Records search. | Assessment ownership display is not the same as a recorded deed or certified copy. |
| You believe the value or exemption is wrong | Collect evidence, call the Property Appraiser, and preserve any VAB deadline shown on your notice. | Informal review does not automatically replace formal appeal filing rights. |
Property number, owner name and address: which search clue should you trust?
For Union County property research, the safest match is the property number plus the physical site address. Owner names can be helpful, but they may be less reliable when the property is owned by a trust, estate, company, spouse, family member or prior owner.
| Identifier | Best use | Common mistake |
|---|---|---|
| Property number / parcel ID | Exact property search, tax-bill lookup, map review, exemption questions and VAB petitions. | Typing one digit wrong and relying on a different parcel. |
| Location address | Best route for homeowners, buyers and agents without a parcel number. | Confusing site address with mailing address. |
| Owner name | Useful when the address is unknown or when researching a known owner. | Trusting a name match without confirming property number and location. |
| Legal description | Helpful for acreage, rural parcels, subdivisions and deed comparison. | Treating the appraiser legal description as a full title review. |
| Tax bill number | Useful in the Tax Collector system for bill and payment lookup. | Assuming tax-bill search gives every appraisal, deed or exemption detail. |
Union County GIS map: useful for parcel context, not legal boundaries
The Property Appraiser’s FAQ says the office keeps ownership maps and aerial photos of the county, and that these can be printed when copies are needed. Use GIS and map tools for assessment research and location context, not as legal boundary proof.
Assessment and location research
- Finding a parcel visually.
- Checking nearby parcels and roads.
- Understanding acreage and rural-property context.
- Preparing questions for the Property Appraiser.
- Comparing appraiser data with tax or deed records.
Title, survey or permitted use
- Legal title ownership.
- Survey-grade boundary location.
- Easement rights.
- Building permit approval.
- Zoning approval.
- Flood insurance determination.
How to read a Union County property record
A property record is not one simple answer. Separate parcel identity, owner display, mailing address, site location, legal description, sales, exemptions and value fields before deciding what to do next.
| Record field | What it helps answer | What not to assume |
|---|---|---|
| Property number / parcel ID | Which assessment record you are viewing. | Do not rely on owner name if the parcel and address do not match. |
| Owner display | Assessment ownership field used for tax-roll purposes. | It is not a title opinion, court order or certified deed. |
| Mailing address | Where assessment or tax correspondence may be sent. | A mailing address is not proof of residence. |
| Site address | Where the property is physically located. | Do not confuse it with the owner’s mailing address. |
| Legal description | Assessment description used to identify the parcel. | A short legal description is not a complete title review. |
| Land / building details | Facts that may influence value, such as acreage, structures, use and improvements. | If a field is wrong, document the exact error before arguing value. |
| Sales history | Market-research clues and deed/sale context. | Not every transfer is an arm’s-length comparable sale. |
| Values and exemptions | How the property moves from market value to taxable value. | Just/Market Value, Assessed Value and Taxable Value are not the same number. |
Union County property values: Just / Market Value, Assessed Value and Taxable Value
The Property Appraiser values property for tax purposes. The office does not determine the final amount a property owner pays; taxing authorities set rates, and the Tax Collector handles billing and collection.
Why values can change
Sales, new construction, demolition, changes in condition, land use, agricultural review, corrected property data and market activity can all affect annual appraised value.
Why taxable value can be lower
Assessed Value may reflect Save Our Homes, agricultural classification or another Florida assessment limit. Exemptions can then reduce taxable value for the authorities where they apply.
Quick millage calculator: one tax-rate component only
Florida property-tax math generally uses taxable value ÷ 1,000 × millage rate. This calculator shows one millage component only and does not include every taxing authority, exemptions that vary by authority, early-payment discounts, penalties or non-ad-valorem assessments.
Union County exemptions: deadlines, forms and filing method
The official Union County exemptions page directs users to the Download Forms page for application forms and to the Important Dates page for filing deadlines. Union’s FAQ also says the office does not accept applications by electronic transfer; forms must be downloaded and filed by mail, while exemptions should be filed in person.
March 1
Union County lists exemption applications due March 1. Agricultural classification, conservation classification and conservation exemption filings are also listed with March 1 deadlines.
June 1 financial info
The Important Dates page notes that financial information for the low-income senior citizen exemption is due by June 1.
April 1
The Tangible Personal Property return, DR-405, is listed with an April 1 filing deadline.
| Benefit / filing | What to verify | Practical note |
|---|---|---|
| Homestead Exemption | Legal or equitable title, permanent residence, January 1 occupancy and required proof. | First-time applicants should be ready with deed or tax bill, Florida driver license, vehicle registration and Social Security number. |
| Portability | Prior Florida Homestead, date the prior Homestead was sold or abandoned, prior parcel information and all prior owners. | Use DR-501T along with DR-501 for the new Homestead application. |
| Widow / widower | Permanent Florida residence and marital status. | The exemption page says a death certificate may be requested when filing for the first time. |
| Disability / blind-person / veteran benefits | Required physician, VA, SSA, government or Division of Blind Services proof depending on the exemption. | Different exemptions use different documents; do not assume one disability proof fits every benefit. |
| Local option senior exemption | Age 65 or older, Homestead status, legal or equitable title and income limit. | Financial information is due by June 1 according to Union’s Important Dates page. |
| Deployed military exemption | Prior-year Homestead, qualifying deployment and DR-501M filing. | The exemption depends on deployment time during designated operations. |
| Religious, literary, scientific or charitable exemption | Ownership, exempt use, nonprofit status and supporting records. | The appraiser or VAB may request fiscal and operational records. |
Union County Homestead Exemption: what to bring and when to file
Union County’s exemption information explains that every person who has legal or equitable title to Florida real property and in good faith makes it their permanent home may be eligible for Homestead exemption of up to $50,000. The first $25,000 applies to all property taxes; the additional $25,000 applies to assessed value over $50,000 and only to non-school taxes.
- Confirm January 1 status.
The property must be in your name and established as your permanent residence as of January 1 for the filing year. - Find the parcel record first.
Use the official Union County search to confirm the property number, site address and owner display. - Download or request the correct form.
Use DR-501 for Homestead and DR-501T when portability applies. - Prepare proof before visiting.
Union’s exemption page lists property description such as deed or tax bill, mobile home or RV registration/title if applicable, Florida driver license, Florida vehicle tag registration, Social Security card or number, and resident alien card if not a U.S. citizen. - File by the deadline.
Union County lists exemption applications due March 1. The FAQ says exemption applications should be filed in person. - Keep copies and monitor notices.
Save submitted forms and any response. A denial can trigger a separate VAB deadline.
Bring proof, not just a name
- Deed or tax bill / property description.
- Mobile home or RV registration/title when applicable.
- Florida driver license.
- Florida vehicle tag registration.
- Social Security card or number.
- Resident alien card when applicable.
Avoid these filing problems
- Waiting until the November bill arrives.
- Assuming the seller’s Homestead transfers to you.
- Filing on a property that was not your permanent residence by January 1.
- Submitting sensitive documents through an unofficial website.
- Forgetting DR-501T when portability applies.
Agricultural classification: rural land and agricultural zoning are not enough
Union County’s agricultural classification guidance says land must be used primarily for bona fide agricultural purposes. Bona fide agricultural purposes means good-faith commercial agricultural use of land. January 1 is the statutory assessment date, and the filing deadline is March 1.
Good-faith commercial agriculture
Vacant land, rural land or agricultural zoning alone does not automatically qualify. The use itself must support classification.
In use by January 1
The agricultural use must exist on or before January 1 for the assessment year.
Not transferable
Union’s page says agricultural classification is not transferable. A new application must be filed when ownership changes.
| Evidence area | Stronger support | Weak support |
|---|---|---|
| Cattle / livestock | Herd records, leases, fencing, photos, feed bills, sale receipts and management activity. | “The land is rural.” |
| Crop / hay / pasture | Planting, harvesting, lease, income, equipment and maintenance records. | Mowed land with no commercial activity. |
| Timber | Forestry plan, planting records, thinning records, photos and management documentation. | Natural trees with no documented commercial plan. |
| Ownership transfer | New application and proof of continuing qualifying use. | Assuming the seller’s classification automatically continues. |
Union County property-tax cycle: record, TRIM, VAB and final bill
The property record, the proposed-tax notice and the final bill are different stages. Do not wait for the final bill to fix an exemption, property-data or value problem if a notice already shows the issue.
| Stage | What it means | Correct action |
|---|---|---|
| Property record | Assessment database with owner display, parcel data, values, exemptions, maps and property characteristics. | Use the Property Appraiser search and call 386-496-3431 if an assessment fact or exemption looks wrong. |
| TRIM notice | Proposed taxes, values, exemptions, rates, hearing details and VAB deadline information. | Review immediately; it is not the final tax bill. |
| VAB petition | Formal appeal route for eligible value, exemption, classification or deferral disputes. | File with the VAB Clerk before the current deadline if informal review does not resolve the issue. |
| Final tax bill | Tax Collector bill based on the certified roll and adopted rates. | Pay or research the bill through the Union County Tax Collector. |
Union County VAB appeal: preserve the deadline while you talk to the appraiser
The Value Adjustment Board is the formal administrative route for eligible disputes involving value, exemption denial, classification denial, portability or tax-deferral denial. The Union County Clerk is the Clerk to the VAB.
| Your problem | Better first step | Evidence to prepare |
|---|---|---|
| Just / Market Value looks too high | Review property facts, sales and condition; contact the Property Appraiser. | Comparable sales, photos, repair estimates, appraisal, permit history or property-data corrections. |
| Homestead or exemption denied | Read the denial notice and verify the missing document or eligibility issue. | Ownership proof, residency documents, Florida ID, vehicle registration, Social Security information and statutory documents. |
| Agricultural classification denied | Check bona fide commercial agricultural use and January 1 status. | Lease, income records, livestock/crop records, photos, management plan and operation documents. |
| Portability issue | Compare prior Florida Homestead and current parcel records. | Prior parcel, new parcel, DR-501T and assessment history. |
| Millage or tax rate seems high | Contact the taxing authority or attend the budget hearing. | VAB does not set county, school, city or water-management tax rates. |
Tangible Personal Property: business assets are separate from Homestead
Union County’s FAQ says anyone in possession of taxable assets on January 1 must file a Tangible Personal Property return, DR-405. Property owners who lease, lend or rent property or equipment must also file a return. If the form is not returned, the office may place a value on the property using the best information available, together with a 25% penalty.
DR-405 due April 1
The Important Dates page lists Tangible Personal Property return DR-405 due April 1.
Business, leased or rented assets
Assets used in a business, leased property and equipment rented to others can create TPP filing duties.
25% penalty note
Union’s FAQ warns that failure to return the form can result in the office using best available information and adding a 25% penalty.
Deeds, liens and Official Records are not the same as the appraiser record
The Property Appraiser record shows assessment information. Recorded legal documents are searched through the Union County Clerk. Use Official Records for deeds, mortgages, liens, judgments, certified copies and property-fraud alert service.
Assessment database field
Useful for tax-roll and value research. It can reflect ownership changes, but it is not title insurance and does not settle deed validity or ownership disputes.
Recorded legal documents
Use the Clerk’s recording portal for Official Records, online marriage application, property fraud alert service and related Clerk search tools.
- Search the property in the official Union County Property Appraiser record search and save the property number.
- Open the Union County Clerk Official Records search.
- Search by party name, document type, recording date, book/page or document number when available.
- Compare the deed or recorded document with the parcel record and legal description.
- Use certified copies or professional advice for title, estate, trust, boundary, easement, fraud or ownership-dispute questions.
- Use the Clerk’s Property Fraud Alert service for notice of recorded documents under monitored names.
Union County Property Appraiser office information
For property-specific questions, prepare the property number, site address, owner display and exact issue before calling. This helps staff route your question to records, exemptions, maps, field review, TPP or public records support.
Union County Property Appraiser
Address:
55 W Main St, Room 109
Lake Butler, FL 32054
Phone: 386-496-3431
Email: benita@unionflpa.gov
Hours:
Monday–Friday, 8:00 a.m. to 5:00 p.m., except holidays
Who to ask for
Property Appraiser: Bruce D. Dukes · bruce@unionflpa.gov
Chief Deputy / Public Records: Benita Griffis · benita@unionflpa.gov
Office Manager: Ebony Harvey · 386-496-4980 · ebony@unionflpa.gov
Field Appraiser: Darren Worthington · 386-496-4273 · darren@unionflpa.gov
| Office | Contact | Use it for |
|---|---|---|
| Union County Property Appraiser | 55 W Main St, Room 109, Lake Butler, FL 32054 Phone: 386-496-3431 |
Values, parcel records, exemptions, agricultural classification, maps, TPP and public records requests. |
| Union County Tax Collector | 55 W Main St, Room 108, Lake Butler, FL 32054 Phone: 386-496-3331 |
Property-tax bills, real estate tax search, personal property taxes, tax bill numbers and payments. |
| Union County Clerk / VAB Clerk | 55 West Main Street, Lake Butler, FL 32054 | Official Records, deeds, liens, court records, certified copies, VAB and property fraud alert service. |
| Planning & Development | Union County official planning route | Zoning, land use, building permits, comprehensive plan or FLUM questions. |
Official sources and task links
The steps above are included so this page is useful without forcing visitors to open every link first. Use these official sources for live records, forms, tax payments, recorded documents, public records requests and current deadlines.
Union County Property Appraiser FAQs
1. What is the official Union County Property Appraiser website?
The official public website shown by the office is unionflpa.gov, and the official hosted property appraiser site is union.floridapa.com. Use it for record search, GIS maps, tax and exemption information, forms, contact details and public records requests.
2. Who is the Union County Property Appraiser?
The Union County Property Appraiser is Bruce D. Dukes. The main office is at 55 W Main St, Room 109, Lake Butler, Florida 32054, and the phone number is 386-496-3431.
3. How do I search Union County property records?
Open the official Record Search / GIS Map from union.floridapa.com. Search by property number when available, or use owner name, location address, legal-description clues or the GIS map, then verify the parcel and site address before relying on the result.
4. Does the Union County Property Appraiser collect property taxes?
No. The Property Appraiser values property and maintains assessment records. The Union County Tax Collector handles real estate and personal property tax bills, payment records, discounts and delinquency questions.
5. What is the Homestead filing deadline in Union County?
Union County lists exemption applications due March 1. To claim Homestead for the next year, the property must be in your name and established as your permanent residence as of January 1.
6. Does Union County accept exemption applications online?
Union County’s FAQ says applications are not accepted by electronic transfer. Forms may be downloaded, and exemptions should be filed in person. Verify current instructions with the office before mailing or visiting.
7. What is the difference between agricultural zoning and agricultural classification?
Agricultural zoning and agricultural classification are not the same. Union County says agricultural classification requires bona fide good-faith commercial agricultural use, and the application must be filed by March 1.
8. What is the Tangible Personal Property filing deadline?
Union County lists the Tangible Personal Property return, DR-405, due April 1. Anyone in possession of taxable assets on January 1, including owners who lease, lend or rent property or equipment, may need to file.
9. Where do I find Union County deeds and liens?
Use the Union County Clerk Official Records system for recorded deeds, mortgages, liens, judgments and certified legal-document copies. A Property Appraiser record is not legal title proof.
10. What should I do if my Union County value or exemption looks wrong?
First review the official parcel record and contact the Property Appraiser with the property number, site address and supporting evidence. If the issue is not resolved and is appealable, file with the Union County Value Adjustment Board before the deadline shown on the TRIM notice or denial notice.