Florida Property Tax Appeal Guides
Browse source-reviewed property tax appeal guides for Florida. County deadlines, filing methods, and available records can differ by county and tax year.
Each published guide identifies the public sources used for its deadline and filing summary. Confirm current requirements with the official filing authority before submitting anything.
How Florida assessment appeals generally work (state framework reviewed 2026-08-02 from official Florida sources): County property appraisers determine just value as of January 1. Assessed value may be lower because of Save Our Homes or another constitutional or statutory assessment limitation, and taxable value is assessed value minus applicable exemptions and classifications. A property owner may discuss the assessment with the County Property Appraiser, petition the county Value Adjustment Board, file an action in Circuit Court, or use the available paths as authorized. An informal conference and Value Adjustment Board petition are not prerequisites to a court action.
Florida deadline framework: A value petition to the Value Adjustment Board is generally due within 25 days after the Notice of Proposed Property Taxes is mailed. Denials of exemptions, classifications, portability, or deferrals generally allow 30 days after the denial notice. A just-value or assessed-value court action is generally due within 60 days after the Value Adjustment Board decision or certification of the tax roll, whichever is later, with different periods for specified denial types.
Local variation in Florida: County property appraisers, clerks, and Value Adjustment Boards administer notices, electronic filing, fees, local calendars, special magistrates, and hearings. Petition type, exemption or classification denial, portability, ownership, substantial completion, and tax-payment obligations change the applicable procedure.
Before relying on a date: Resolve the county, January 1 ownership and condition, tax year, assessment or denial type, TRIM or denial mailing date, and any informal review, then verify the current DR-486-series form, county clerk receipt deadline and fee, evidence-exchange dates, hearing notice, required tax payment, and any Circuit Court deadline.
State source: Florida Department of Revenue, Property Tax Information for Taxpayers, https://floridarevenue.com/property/Pages/Taxpayers.aspx. Reviewed 2026-08-02.
State source: Florida Department of Revenue, If You Disagree with the Value of Your Property, https://floridarevenue.com/property/Pages/Taxpayers_PropertyValueDisagree.aspx. Reviewed 2026-08-02.
State source: Florida Department of Revenue, Value Adjustment Board, https://floridarevenue.com/property/Pages/VAB.aspx. Reviewed 2026-08-02.
Broward County: 2026 deadline guidance is September 18, 2026. Guide: https://fairpath.app/property-tax-appeal/florida/broward-county
Hillsborough County: 2026 deadline guidance is 25 days after the 2026 TRIM mailing; notices mail in August. Confirm the date with the Clerk. Guide: https://fairpath.app/property-tax-appeal/florida/hillsborough-county
Miami-Dade County: 2026 deadline guidance is September 18, 2026. Guide: https://fairpath.app/property-tax-appeal/florida/miami-dade-county
Palm Beach County: 2026 deadline guidance is September 14, 2026 (25 days after TRIM notice mailing). Guide: https://fairpath.app/property-tax-appeal/florida/palm-beach-county
Source: Broward County Government, Value Adjustment Board, https://www.broward.org/VAB/Pages/Welcome.aspx. Reviewed 2026-07-29.
Source: Broward County Property Appraiser, Broward Parcel Identifier Lookup, https://bcpa.net/RecID.asp. Reviewed 2026-07-29.
Source: Broward County Property Appraiser, Tax Roll Calendar and Important Dates, https://bcpa.net/DATES.asp. Reviewed 2026-07-29.
Source: Broward County Property Appraiser, The VAB Appeals Process, https://bcpa.net/value.asp. Reviewed 2026-07-29.
Source: Broward County Property Appraiser, VAB Appeals Process Petitions and Forms, https://bcpa.net/forms-Pd.asp. Reviewed 2026-07-29.
Source: Florida Legislature, Florida Statutes Section 194.011, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199%2F0194%2FSections%2F0194.011.html. Reviewed 2026-07-29.
Source: Florida Legislature, Florida Statutes Section 194.032, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199%2F0194%2FSections%2F0194.032.html. Reviewed 2026-07-29.
Source: Hillsborough County Clerk of Court and Comptroller, Value Adjustment Board, https://hillsclerk.com/vab. Reviewed 2026-09-13.
Source: Hillsborough County Property Appraiser, Important Dates, https://www.hcpafl.org/Our-Office/Important-Dates. Reviewed 2026-09-13.
Source: Hillsborough County Property Appraiser, Property Search, https://gis.hcpafl.org/propertysearch/. Reviewed 2026-07-29.
Source: Miami-Dade Clerk of the Court and Comptroller, Value Adjustment Board, https://www.miamidadeclerk.gov/clerk/value-adjustment-board.page. Reviewed 2026-07-29.
Source: Miami-Dade Clerk of the Court and Comptroller, Value Adjustment Board Procedures, https://www.miamidadeclerk.gov/clerk/value-adjustment-board-procedures.page. Reviewed 2026-07-29.
Source: Miami-Dade County, 2026 Value Adjustment Board Portal, https://vabprod.miamidade.gov/axiaweb2026/. Reviewed 2026-09-14.
Source: Miami-Dade County Property Appraiser, Property Search, https://www.miamidade.gov/pa/property_search.asp. Reviewed 2026-07-29.
Source: Palm Beach County Clerk of the Circuit Court and Comptroller, VAB Petition Filing, https://www.mypalmbeachclerk.com/departments/value-adjustment-board-vab/petition-filing. Reviewed 2026-07-29.
Source: Palm Beach County Clerk of the Circuit Court and Comptroller, Value Adjustment Board, https://www.mypalmbeachclerk.com/departments/value-adjustment-board-vab. Reviewed 2026-07-29.
Source: Palm Beach County Property Appraiser, File a VAB Petition, https://pbcpao.gov/file-petition.htm. Reviewed 2026-09-06.
Source: Palm Beach County Property Appraiser, Important Dates, https://pbcpao.gov/important-dates.htm. Reviewed 2026-07-29.
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