Florida homeowners pay a median of $2,730 a year in property tax, an effective rate of 0.76%, the 14th highest of the 15 states we cover. The deadline to appeal: 25 days after TRIM notice (mid-Sep). Here is who sets your value, how to challenge it and what evidence works.
Closed for 2026Closed for 2026: the deadline was 25 days after the August TRIM notice. The next window opens with TRIM notices in August 2027.
File a petition with the county Value Adjustment Board (VAB) clerk on or before the 25th day after the property appraiser mails the TRIM notice. The exact date is printed on the notice. Example: in Miami-Dade County the 2026 deadline was September 18, 2026. Denied exemptions or classifications have a 30-day deadline from the denial notice. The board cannot extend the deadline; late petitions are accepted only for good cause (verifiable extraordinary circumstances).
The Notice of Proposed Property Taxes (TRIM notice) is mailed in August, usually mid-to-late August. It shows the value, exemptions, proposed taxes and the deadline to file a petition.
Enter the market value on your assessment notice and what you think the home would really sell for. We estimate the yearly saving if the board agrees with you.
Some states cap how fast the taxable value of a home can rise (California, Florida, Michigan and Texas homesteads, for example). If your taxable value is already held below market value by a cap, a lower market value may not lower this year's bill.
The elected Property Appraiser in each of the 67 counties. The Florida Department of Revenue oversees the process. Property is valued at 'just value' (market value) as of January 1 each year. For a homestead, the taxable assessed value can rise no more than 3% or inflation (CPI), whichever is less, under the Save Our Homes cap. Other property has a 10% cap on non-school taxes. Every year, as of January 1.
Yes. You can ask for an informal conference with the property appraiser's office, often by phone, online or in person, after the TRIM notice arrives. It is optional and does not extend the 25-day petition deadline, so file the VAB petition at the same time if you are not sure you will settle.
What works in Florida: Sales of similar homes close to January 1 of the tax year; An appraisal valuing the home as of January 1; The property record card with any errors marked (size, pool, quality, condition); Photos and repair estimates for damage or defects as of January 1; Proof that the Save Our Homes cap or an exemption was applied wrongly.
File Form DR-486 with the VAB clerk, online in most large counties or on paper, and pay the fee. You get a hearing notice at least 25 days ahead. In counties over 75,000 people, a special magistrate (an appraiser or lawyer) hears the case and recommends a decision to the board. At least 15 days before the hearing, you must give the property appraiser your evidence list and copies; the appraiser must give you theirs at least 15 days before too. Each side can reschedule once for good cause. Before taxes become delinquent (April 1), you must pay at least 75% of the taxes (less discount) or the petition is denied. Cost: Set by each county's VAB, now up to $50 per parcel (the cap was raised from $15 effective July 1, 2025). Example: Miami-Dade charged $15 per parcel in 2026. No fee to appeal a timely homestead exemption denial; waived for people on temporary assistance.
The property appraiser's value is presumed correct. You must show by a preponderance of the evidence (more likely than not) that it is above just value, ignores the Save Our Homes cap, or was done differently from similar homes in the county. If you do, the board can set a new value based on the evidence. For exemption and classification disputes there is no presumption, but you still must prove your case.
Within 60 days after the tax roll is certified for collection, or 60 days after the VAB decision if the decision came after the roll was certified. File a lawsuit in circuit court in the county. Before filing you must pay the tax you admit is owed and file the receipt with the complaint, and keep paying later years' admitted tax. You can also go straight to circuit court without using the VAB. A lawyer is strongly recommended.
The VAB decision changes the value on the tax roll. If you already paid, the tax collector refunds the overpayment with interest at the July 1 bank prime rate. There is no multi-year freeze, but a lower homestead value carries forward because Save Our Homes caps future increases.
Most wins start with a mistake in the assessor's record of your home. Check it line by line.
Record card checklistAn exemption is separate from an appeal: you apply once and it cuts your taxable value every year. Check you have every one you qualify for.
For your permanent Florida residence owned on January 1: $25,000 off all property taxes, plus an additional exemption on assessed value above $50,000 for non-school taxes ($26,411 for 2026, indexed to inflation since 2025). Apply with the property appraiser by March 1.
Once you have a homestead, its assessed value can grow no more than 3% or CPI a year. You can carry the built-up savings to a new Florida homestead if you establish it within three years.
You can represent yourself. A licensed Florida attorney, real estate appraiser, real estate broker or CPA, or your employee, can represent you. A paid agent who is not one of these must file a power of attorney (Form DR-486POA) with the petition, valid for one taxpayer and one year. An unpaid helper needs your written authorization (Form DR-486A). No state cap on contingency fees was found.
Fill in your details and download a written appeal statement as a PDF or Word file. Most boards also require their own appeal form: file the form and attach this letter and your evidence to it.
Tax Appeal Map is a free information site, not a law firm or appraiser. The letter is a template, not legal advice.
File a petition with the county Value Adjustment Board (VAB) clerk on or before the 25th day after the property appraiser mails the TRIM notice. The exact date is printed on the notice. Example: in Miami-Dade County the 2026 deadline was September 18, 2026. Denied exemptions or classifications have a 30-day deadline from the denial notice. The board cannot extend the deadline; late petitions are accepted only for good cause (verifiable extraordinary circumstances).
With the County Value Adjustment Board (VAB). File Form DR-486 with the VAB clerk, online in most large counties or on paper, and pay the fee. You get a hearing notice at least 25 days ahead. In counties over 75,000 people, a special magistrate (an appraiser or lawyer) hears the case and recommends a decision to the board. At least 15 days before the hearing, you must give the property appraiser your evidence list and copies; the appraiser must give you theirs at least 15 days before too. Each side can reschedule once for good cause. Before taxes become delinquent (April 1), you must pay at least 75% of the taxes (less discount) or the petition is denied.
Set by each county's VAB, now up to $50 per parcel (the cap was raised from $15 effective July 1, 2025). Example: Miami-Dade charged $15 per parcel in 2026. No fee to appeal a timely homestead exemption denial; waived for people on temporary assistance.
Yes. You can ask for an informal conference with the property appraiser's office, often by phone, online or in person, after the TRIM notice arrives. It is optional and does not extend the 25-day petition deadline, so file the VAB petition at the same time if you are not sure you will settle.
You can appeal to the Circuit Court. Within 60 days after the tax roll is certified for collection, or 60 days after the VAB decision if the decision came after the roll was certified. File a lawsuit in circuit court in the county. Before filing you must pay the tax you admit is owed and file the receipt with the complaint, and keep paying later years' admitted tax. You can also go straight to circuit court without using the VAB. A lawyer is strongly recommended.
The VAB decision changes the value on the tax roll. If you already paid, the tax collector refunds the overpayment with interest at the July 1 bank prime rate. There is no multi-year freeze, but a lower homestead value carries forward because Save Our Homes caps future increases.
Checked 2026-10 against official Florida sources. Local deadlines and fees can differ; confirm with your assessor or board.