Property Owners of Gulf Cove
Gulf Cove MSBU
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Link to Charlotte County MSBU:

As a public service to our Members of POGC and the Community of Gulf Cove, we are devoting this page to help all property owners of Gulf Cove better understand what the MSBU is and what purpose it serves.  The Gulf Cove MSBU (Municipal Services Benefit Unit) simply stated, is the area of Gulf Cove that is bordered by:  State Road 776, Foresman Blvd, Jennings Blvd, and the Myakka River.  The Community of Gulf Cove (all 8,000 lot owners) is represented by a voluntary 5 member Advisory Committee that meets regularly and works with the County in determining how our tax money is spent on maintaining and improving our streets and drainage.  These meetings are open to all property owners and are encouraged to attend.  We will announce, on this web site and on the sandwich board signs posted at the three entrances to Gulf Cove, meeting dates, times, and venues. We will also post the minutes of those meetings right here on this page as soon as they are available.  The following may help you better understand the MSBU. 

Link to Charlotte County MSBU:

 

What are Municipal Services Benefit Units (MSBU's) and Municipal Services Taxing Units (MSTU's)?
These are geographic areas within Charlotte County created by ordinance and defined by specific boundaries. Property owners within these units pay for services that benefit their particular area. Public Works is responsible for their road maintenance and improvements, drainage, and waterway dredging.

What is the difference between and MSBU and an MSTU?
The source of revenue used to pay for the services is the difference between an MSBU and an MSTU. The annual budget is based on the cost of the adopted work program developed by the units' Advisory Committee in cooperation with Public Works, and adopted by the Board of County Commissioners.

Revenue for services performed in an MSBU comes from non-ad valorem (non-value) assessments. The cost of the annual work program developed by the MSBU's Advisory Committee is divided by the total number of equivalent residential units (ERU's) resulting in an assessment per ERU. A single residential lot is often defined as one ERU. The work performed in the MSBU benefits that specific area or unit.

Revenue for MSTU work programs is produced by ad valorem (value) taxes. The millage rate is determined by dividing the cost of the annual work program by the taxable value of all properties within the unit.

What is the purpose of MSBU's and MSTU's?
Street and drainage units are created to maintain and improve infrastructure: roads, traffic signs, road striping, sidewalks, drainage pipes and swales, stormwater management, brush removal and bicycle paths.

Waterway units are created to maintain navigable waterways including: dredging, navigation signs and lock maintenance.

How are assessments and taxes calculated?
The calculation method can vary from one unit to another. It can be based on the length of front footage, size of lots, amount of acreage, or taxable value of the property. The method used is citied in the ordinance or resolution levying the assessment or tax.

What is the benefit of an MSBU or MSTU?
The cost for services within a specific area are equitably assessed on each property within the benefit unit. Benefits are calculated for the entire unit.

How are MSBU's and MSTU's managed?
Volunteers wishing to serve on their formal MSBU or MSTU Advisory Committee are appointed to the committee by the Board of County Commissioners when a vacancy occurs. Committee meetings are generally held each quarter but may be held more often during special projects. Members must be property owners residing within the unit who pay assessment or tax to the unit. If you or someone you know is interested in becoming a member of an Advisory Committee, contact Public Works, (941)575-3600.

Municipal Services District Representatives, employees of the Public Works Division, serve as liaison between the Advisory Committees and County departments.

Where can I get assessment and billing information for my MSBU or MSTU?
The MSBU Section of the Information Technology Department assembles and maintains the property records for all MSBU's. They track current and historical MSBU assessment and billing information and provide MSBU assessment data to the Tax Collector annually for tax collection under the Statutory Uniform Collection Method.

Municipal Service Benefit Units/Taxing Units FAQs

I received something in the mail that says “Public Hearing Notice – This is not a Bill.” What is it?

What you received is a notice of Public Hearings to be held by the County Commissioners. The Public Hearings are to impose a non-ad valorem assessment against your property that is within the Municipal Service Benefit Units (MSBUs) listed on the notice. This may be a new assessment or it may be an increase in the rate for the assessment.

What is a non-ad valorem assessment?

A non-ad valorem assessment is an assessment not based on the value of the property. 

What is an MSBU?

An MSBU is a geographic area within the County, created by ordinance and defined by specific boundaries, through which particular services are provided. Some examples of services that MSBUs may provide are: road & drainage maintenance, waterway dredging, stormwater utility, fire protection or sanitation service

I received this “Public Hearing Notice”; do I have to attend the meeting?

It is not mandatory that you attend.  If you would like to speak at the meeting or know what happens at the meeting, then you should attend.

I can’t go to the meeting, how do I voice my opinion?

If your question is about a notice you received for a proposed Sanitation assessment,    please contact – Barbara Kula at Charlotte County Environmental Services at 941.764.4388 or write to Charlotte County Environmental Services at 25550 Harbor View Road, Unit 2 & 3, Port Charlotte, FL  33980.  Email is barbara.kula@charlottefl.com.

If your question is about a notice you received for a proposed Wastewater assessment, please contact – Ken Greenhorn at Charlotte County Utilities at 941-883-3515 or write to Charlotte County Utilities, East Port Environmental Campus at 25550 Harbor View Road, Unit 1, Port Charlotte, FL 33980.  Email is ken.greenhorn@charlottefl.com

For a notice you received about all other MSBUs – please contact Public Works at 941.575.3600 or write to Public Works at 7000 Florida Street, Punta Gorda, FL 33950. E-mail is msbu@charlottefl.com

Does this notice mean the county is taking my property?

No.  This is a Notice of a Public Hearing for a proposed increase in non-ad valorem assessments. 

Is there an exemption because I’m disabled or have low income?

There is not an exemption for disabled or low income persons.  All benefiting property pays the assessments.

The value of my neighbor’s property is higher than mine but the notices show the same proposed amount, why doesn’t he pay more?

The rate for non-ad valorem assessments is not based on the assessed value of a property.

I’ve moved and need to change my address.

All address changes are processed by the Charlotte County Property Appraiser. You may contact them:
By telephone at 941.743.1593
By mail or in person at 18500 Murdock Circle, Port Charlotte, FL 33948-1076
By email at records@ccappraiser.com

I received this notice but I no longer own this property.

The assessment remains with the property. If you’ve sold the property recently, the records had not been updated when the notices were mailed. The records should be updated before the tax bills are mailed. You may look up the current ownership of the property online at www.ccappraiser.com .

Where can I find more information on Charlotte County MSBUs?

You can find more information on MSBUs at the Charlotte County website or by clicking on the following links:

For Water/Wastewater MSBUs

For other MSBUs

 

     


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