How to Appeal Your Florida Property Tax Assessment
Your county property appraiser sets the value your property tax bill is based on. If you think that value is wrong, or an exemption you qualify for was denied, Florida gives you a way to challenge it. The key is the deadline, which is short.
Start with your TRIM notice
Every summer, usually in August, your county mails a Notice of Proposed Property Taxes, called the TRIM notice. It shows your proposed value, your exemptions, the proposed tax from each taxing authority, and the filing deadline for a Value Adjustment Board (VAB) petition. Read the value and the exemptions first. Mistakes are often simple, such as the wrong square footage, a missing homestead exemption, or a feature the home does not have.
Step 1: Talk to the property appraiser
The Florida Department of Revenue says you can request an informal conference with the property appraiser about your assessment in August or September, after the TRIM notice arrives. Many problems get fixed here without a hearing. Bring:
- Recent sales of similar homes nearby
- Photos or repair estimates showing problems that lower value
- Proof of any exemption you qualify for
Call your property appraiser's office or check its website for how to ask for a conference. Do not miss the filing deadline in step 2 while you wait for a response.
Step 2: File a petition with the Value Adjustment Board
If you are still not satisfied, file a petition with your county's VAB. The Department of Revenue explains the timing:
- Value disputes: to challenge just value, assessed value, or portability, file by the 25th day after the TRIM notice was mailed. The exact date is on your notice.
- Denied exemptions or classifications: after a denial notice is mailed, you generally have 30 days to file.
- Tax deferral denials: you also generally have 30 days after a disapproval notice.
Petitions use Department of Revenue form DR-486. Counties can charge a filing fee of up to $15. Broward County's page, for example, describes a nonrefundable $15 fee and says the board cannot extend the deadline, so late petitions are returned unless the VAB attorney accepts a written request showing good cause. Check your own county's VAB page for the fee and filing method.
If you have a petition pending, the Department of Revenue says you generally must make a partial payment of last year's taxes by March 31, or the petition can be dismissed. Check your county's instructions.
Step 3: Exchange evidence before the hearing
- You must give the property appraiser a list and summary of your evidence, with copies of documents, at least 15 days before the hearing.
- For hearings after September 1, 2025, the property appraiser must give you its evidence list and summary at least 15 days before the hearing.
- The VAB must tell you the time of your hearing at least 25 days before it happens.
- You may reschedule once for good cause before the hearing.
Step 4: The hearing and the decision
You present your evidence and the property appraiser presents theirs. The VAB must issue a written decision within 20 days after the last day the board is in session.
If you still disagree
You can appeal to circuit court. According to the Department of Revenue, you have up to 15 days after the decision for homestead exemption and tax deferral decisions, or up to 60 days for just value, assessed value, or portability decisions. Court deadlines are strict, so consider speaking with a Florida attorney before filing.
Practical tips
- Compare your value to similar homes that actually sold, not to listing prices.
- Check that your homestead exemption is on the notice. See our homestead exemption guide.
- Estimate what a change in value would save with our property tax calculator. A small difference may not be worth a hearing.
Sources
- Florida Department of Revenue, Value Adjustment Board process summary: floridarevenue.com
- Broward County VAB, Filing a Petition: broward.org