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Franklin County · Carrabelle, FLCarrabelle, FL property taxes. Off the peak. Check your notice.
In January 2026, the typical home in Carrabelle was worth about $295,000, 10.6% below the May 2024 peak of $330,000. If your assessment still reflects peak-era prices, a petition may be worth filing.
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What Carrabelle home values did
Carrabelle values peaked in May 2024 and were 10.6% lower by January 2026. In the year to January 2026, they fell 8.8%. That's in line with Franklin County as a whole (-7.9%).
Since January, values have risen 1.3% through August 2026.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $223,000 | +12.3% |
| January 2022 | $274,000 | +22.9% |
| January 2023 | $298,000 | +8.5% |
| January 2024 | $323,000 | +8.4% |
| January 2025 | $323,000 | +0.1% |
| January 2026 | $295,000 | -8.8% |
| August 2026 (latest) | $299,000 | +1.3% since January |
Peak since 2021: $330,000 in May 2024. January 2026 was 10.6% below it.
What to check on your notice
If your 2026 notice shows a higher value than last year, ask why. The typical Carrabelle home lost 8.8% over the same stretch. A higher number can still be right for a specific home, for example after a remodel, but the property appraiser should be able to explain it.
How Carrabelle compares nearby
Among 3 Franklin County places, Carrabelle has the 3rd largest drop from its peak and the 3rd highest typical value. Statewide, its 1-year change ranks 52nd of 549 Florida places, from weakest to strongest.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Apalachicola | $296,000 | -9.4% | -12.0% |
| Carrabelle | $295,000 | -8.8% | -10.6% |
| Eastpoint | $746,000 | -7.1% | -11.4% |
Deadline and where to file
Carrabelle values are set by the local property appraiser. File your VAB petition on or before the 25th day after the property appraiser mails the TRIM notice. TRIM notices go out in mid-August in most counties. Exemption, classification, and deferral disputes get 30 days.
Reading this in fall 2026? The 2026 window has closed: TRIM notices went out in mid-August and the 25-day petition deadline fell in September. A late petition is only accepted if the board finds good cause (extraordinary circumstances) before a hearing is scheduled. Your next realistic chance is 2027: values are set as of January 1, 2027, TRIM notices arrive around August 2027, and you then have 25 days from the mailing date printed on your notice. You can ask the property appraiser for an informal conference at any point, which does not replace the petition.
The Franklin County guide covers the full Florida petition process: forms, fees, hearing levels and what happens next.
Building a Carrabelle case
A citywide index shows the trend. Your case needs your house. In a smaller or rural market, sales can be sparse. Explain why each sale you use still compares with your home.
- Evidence the appraiser asked you for in writing but you withheld cannot be used at the hearing.
Get your Carrabelle appeal report
Start with your address. Vulorean checks your assessment against recent comparable sales and builds a value report you can bring to your Florida petition. Eligible reports are free during launch; an account is required and local filing fees are separate.
Check my property and get a report →Vulorean was built for California first. Florida forms, deadlines and filing rules vary, so confirm them with your local office before filing. If something in your report looks wrong, email support@vulorean.com and we'll get it fixed.
Home values: Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted, through August 2026, from Zillow Research. Rules: Florida Statutes 194.011, assessment notice and petitions, Florida Statutes 194.013, filing fees, Florida Statutes 194.032, VAB hearings timetable, Florida Statutes 194.171, circuit court deadline. Vulorean is an independent service, not a government office. Confirm dates and forms with your local office.