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Florida Property Tax GuidePetition and Lower Your Florida Property Tax.
Florida homeowners pay an average of $2,600 in property taxes per year. The TRIM notice that lands in your mailbox every August is not a bill, it is an invitation to disagree. You have exactly 25 days to file a petition with the county Value Adjustment Board. Most homeowners miss it.
How the Florida VAB Petition Process Works
- Receive your TRIM notice in mid August. Check the "just market value" line.
- Informal conference with the county property appraiser, free, sometimes resolves the issue before a petition is needed.
- File DR 486 (VAB petition) within 25 days of the TRIM notice, with a $15 filing fee.
- Special magistrate hearing: 30 minutes, informal, held between October and June.
- VAB issues a final decision. Appeal to circuit court if denied.
Major Florida Counties, Where to File
- Miami Dade County: miamidadevab.com. ~Sep 18 deadline.
- Broward County: bcpa.net VAB portal. ~Sep 18 deadline.
- Palm Beach County: pbcvab.com. ~Sep 15 deadline.
- Orange County (Orlando): ocvab.org. ~Sep 18 deadline.
- Hillsborough County (Tampa): hcpafl.org VAB. ~Sep 18 deadline.
- Duval County (Jacksonville): coj.net VAB. ~Sep 15 deadline.
Hurricane and condition adjustments: If your home has unrepaired hurricane damage, flood damage, or failed inspection items, Florida law requires the property appraiser to account for reduced condition. This is one of the strongest grounds for a Florida appeal.
When You Probably Qualify for a Reduction
- Your just market value on the TRIM notice is above recent comparable sales
- Your home has hurricane, flood, mold, or other unrepaired damage
- You bought the home below the appraiser's current valuation
- Property around yours is assessed at noticeably different values
- Your new construction appraisal doesn't match actual final cost
Get a Florida VAB Petition Report in 48 Hours
We pull your county parcel data, build comparable sales, and produce a filing ready report for $50 flat. Or go concierge, we only get paid if we save you money.
Start My Florida Petition →Florida Property Tax Appeal FAQ
Will petitioning the VAB raise my taxes?
No. A VAB petition can only reduce your assessed value, never increase it.
What if I miss the 25 day deadline?
You must wait until next year's TRIM notice. There is no extension. A late filed petition is dismissed without a hearing.
Does Save Our Homes protect me if I petition?
Yes. Homesteaded properties keep the 3%/CPI assessed value cap regardless of VAB activity. You can only gain from filing.
Can I petition a rental or vacation home?
Yes. VAB petitions are available for every real property class in Florida.