State guide
How to appeal property tax in Florida
The Florida process, in order
After receiving your TRIM (Truth in Millage) notice in August, you have 25 days to file a petition with the county Value Adjustment Board (VAB) using Form DR-486. A special magistrate hears the petition. You can also contact the county property appraiser first for an informal review.
See the official overview from the Florida Department of Revenue.
Florida appeal calendar
| Date | What happens |
|---|---|
| January 1 | Assessment date — value reflects ownership, use, and condition on this day. |
| March 1 | Deadline to file homestead and most exemption applications. |
| Mid-August | Property Appraiser mails TRIM (Truth in Millage) notices. |
| 25 days after TRIM | Deadline to file Form DR-486 with the Value Adjustment Board. |
| October – January | VAB special magistrate hearings. |
| Within 60 days of VAB decision | Deadline to file suit in circuit court if you disagree with the VAB. |
Florida forms you may need
| Form | Name | Use |
|---|---|---|
| DR-486 | Petition to the Value Adjustment Board | Open a VAB petition contesting assessed value, exemption denial, or classification. |
| DR-501 | Original Application for Homestead Exemption | Apply for the homestead exemption and Save Our Homes 3% cap. |
| DR-486MU | Petition for Multiple Parcels | File one VAB petition covering multiple contiguous parcels with the same owner. |
| DR-485V | Special Magistrate's Recommended Decision | Decision template that documents the magistrate's value finding for the VAB. |
Six steps from TRIM to VAB decision
1. Read the TRIM notice
Confirm the just (market) value, assessed value, exemptions, and the appeal deadline on page two.
2. Request an informal review
Email or call the county Property Appraiser before filing. Many disputes resolve here without a fee.
3. File Form DR-486
Submit to the Clerk of the VAB with the 15 dollar filing fee within 25 days of the TRIM notice.
4. Exchange evidence
Florida law requires evidence exchange at least 15 days before the hearing if you request the Property Appraiser's evidence.
5. Special magistrate hearing
A licensed appraiser or attorney hears both sides and writes a recommended decision for the VAB.
6. VAB final decision
The VAB issues a final decision. To appeal further, file suit in circuit court within 60 days.
Florida counties we cover
| County | Property appraiser | Deadline |
|---|---|---|
| Miami-Dade County | Miami-Dade County Property Appraiser | 25 days after TRIM |
| Broward County | Broward County Property Appraiser (BCPA) | 25 days after TRIM |
| Palm Beach County | Palm Beach County Property Appraiser (PAPA) | 25 days after TRIM |
| Hillsborough County | Hillsborough County Property Appraiser (HCPAFL) | 25 days after TRIM |
| Orange County | Orange County Property Appraiser (OCPAFL) | 25 days after TRIM |
| Pinellas County | Pinellas County Property Appraiser (PCPAO) | 25 days after TRIM |
| Duval County | Duval County Property Appraiser | 25 days after TRIM |
| Lee County | Lee County Property Appraiser | 25 days after TRIM |
| Brevard County | Brevard County Property Appraiser (BCPAO) | 25 days after TRIM |
| Sarasota County | Sarasota County Property Appraiser | 25 days after TRIM |
| Polk County | Polk County Property Appraiser | 25 days after TRIM |
| Pasco County | Pasco County Property Appraiser | 25 days after TRIM |
| Volusia County | Volusia County Property Appraiser | 25 days after TRIM |
| Seminole County | Seminole County Property Appraiser | 25 days after TRIM |
| Manatee County | Manatee County Property Appraiser | 25 days after TRIM |
| Collier County | Collier County Property Appraiser | 25 days after TRIM |
Common questions
When is the Florida property tax appeal deadline?
25 days after the county property appraiser mails the TRIM notice, generally falling between mid-September and early October. The exact date appears on the notice itself.
What form do I file for a Florida property tax appeal?
Form DR-486 (Petition to the Value Adjustment Board), filed with the Clerk of the VAB in your county. Filing fee is usually 15 dollars per parcel.
Do I need a lawyer to appeal property taxes in Florida?
No. Most homeowners represent themselves before the special magistrate. The strongest petitions rely on three to five comparable sales from the prior 12 months in the same neighborhood.
What is the Save Our Homes cap?
Florida caps annual increases in the assessed value of a homesteaded property at 3 percent or the change in the CPI, whichever is lower. The cap resets at sale and the difference between market and assessed value can be portable to a new homestead.
Do I still pay taxes if I file a VAB petition?
Yes. You must pay at least the amount you admit in good faith (typically 75 percent of assessed taxes plus all non-ad-valorem assessments) by the delinquency date or you lose the petition.
What evidence wins a Florida VAB hearing?
Three to five qualified comparable sales within 0.5 miles and the past 12 months, plus documentation of any condition or insurance-driven value impact. The magistrate weighs sales comparison most heavily for residential parcels.
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