Miami-Dade owners who disagree with a 2026 value, classification, exemption, or portability determination may petition the Value Adjustment Board. A valuation petition is due 25 days after the Property Appraiser mails the TRIM notice; the notice and Clerk page supply the exact date. The Clerk lists a $15 fee for each folio, subject to statutory exceptions. An informal discussion with the Property Appraiser can be useful but does not extend the VAB deadline. FairPath can assemble official folio facts, owner-selected sales, and condition documents into a manual packet. The owner must select the petition type, verify the printed deadline, pay the fee, sign, file, and satisfy evidence-exchange requirements.
Assessment context: Miami-Dade valuation work should begin with the folio record, property card, land and building details, exemptions, classifications, sales, and TRIM notice. Waterfront access, flood and wind exposure, condominium governance, building recertification, special assessments, lease restrictions, unpermitted improvements, and neighborhood boundaries can distinguish nearby properties. Florida's just-value question is separate from Save Our Homes limitations and exemption eligibility; a reduced market value does not always reduce taxable value by the same amount. Compare the correct value column and valuation date. Homestead portability, agricultural classification, and exemption denials use distinct petition questions, so evidence prepared for a market-value dispute should not be relabeled as another claim.
Filing process: Use the Clerk's current VAB page and procedures rather than an archived portal screen. Enter the folio and TRIM values exactly, identify the decision challenged, state the owner's requested value or relief, sign, pay the fee, and preserve the receipt. For mailed or delivered petitions, follow the Clerk's receipt rules and do not assume a postmark cures late arrival. The Board appoints special magistrates and provides hearing notices after processing. Exchange evidence by the deadlines in the notice and local procedures, keep an indexed copy, and pay taxes on time while the case is pending. A Property Appraiser conference is separate from VAB filing and should never consume the 25-day window.
Evidence to review: For just value, use arm's-length sales before the January 1 valuation date from the same competitive segment and explain adjustments for waterfront, flood zone, view, floor, unit line, living area, lot, age, renovation, parking, condition, and restrictions. Add photographs, inspection reports, engineering or recertification records, repair bids, association documents, permits, and maps when they affect market reaction. For classification or exemption issues, provide the ownership, occupancy, use, income, or application records required for that issue. Do not rely on tax amount or percentage increase alone. A folio-specific comparison table and a short reconciliation from evidence to requested value create a record the magistrate can follow.
Current deadline guidance: 25 days after the 2026 TRIM notice mailing. A Miami-Dade valuation petition is due 25 days after the Property Appraiser mails the 2026 Notice of Proposed Property Taxes, commonly called the TRIM notice. The Clerk had not posted a calendar date when reviewed, so owners must use the deadline printed on the notice and current VAB page.
Miami-Dade's valuation petition deadline is 25 days after the annual TRIM mailing, and the exact 2026 date was not posted at review.
The Clerk lists a fifteen dollar filing fee per folio and separate petition categories for value and eligibility disputes.
Waterfront, flood and wind exposure, condominium recertification, and association restrictions can materially affect comparable selection.
The Clerk's local procedures govern receipt, evidence exchange, hearing format, and rescheduling.
Official filing authority: Miami-Dade County Value Adjustment Board. https://www.miamidadeclerk.gov/clerk/value-adjustment-board.page
Source: Miami-Dade Clerk of the Court and Comptroller, Value Adjustment Board, https://www.miamidadeclerk.gov/clerk/value-adjustment-board.page. Reviewed 2026-07-16.
Source: Miami-Dade Clerk of the Court and Comptroller, Value Adjustment Board Procedures, https://www.miamidadeclerk.gov/clerk/value-adjustment-board-procedures.page. Reviewed 2026-07-16.
Source: Miami-Dade County Property Appraiser, Property Search, https://www.miamidade.gov/pa/property_search.asp. Reviewed 2026-07-16.