Property taxes are a significant annual expense for Florida property owners. When you receive your property assessment and believe the value is too high, you have the right to file an appeal. The most important part of this process is understanding the property tax appeal deadlines. If you miss the deadline, your chance to challenge the assessment is lost for the year, which can leave you paying more than you should. Knowing the timeline and acting promptly is the best way to protect your interests.
When Does the Appeal Process Start?
Each year, county property appraisers in Florida review and assign market values to all real estate as of January 1. This value is used to calculate your property taxes. In August, property owners receive a Notice of Proposed Property Taxes, often called a TRIM notice. This document lists your property’s assessed value and shows what your tax bill will look like for the year. If you disagree with the number, the countdown begins.
You only have a limited window to file an appeal. In most Florida counties, including Miami-Dade, Broward, and Palm Beach, you get about 25 days from the date your TRIM notice is mailed to submit a petition to the county’s Value Adjustment Board, also known as the VAB. The exact property tax appeal deadline for your county will be printed on the notice, and the deadline is strict. Filing late almost always means you will have to accept the county’s assessment, even if it is wrong.
How to Meet Property Tax Appeal Deadlines
The appeal process starts when you file your petition. After you submit your paperwork, the county’s VAB will schedule a hearing. You can attend in person, by phone, or online, depending on local rules. This is your opportunity to explain why your property’s value is too high and to provide supporting evidence such as recent sales, repair costs, or professional appraisals. County staff will present their data, and a VAB magistrate or board member will review both sides before making a decision. If the VAB sides with you, your tax bill will be adjusted.
The deadlines are not flexible. Even if you are traveling, managing multiple properties, or simply overlook the mail, the responsibility is yours to file on time. Many property owners miss out on valuable savings simply because they forget to check the date or misunderstand the process. Make it a habit to watch for your TRIM notice in August each year, and review it as soon as it arrives.
For commercial property owners, the stakes are even higher. High-value buildings can see large swings in assessed value, which quickly translates to thousands or even tens of thousands of dollars in additional tax. With commercial portfolios, multiple TRIM notices may arrive at once. Keep a list of each property, track every deadline, and organize your appeal documents early. Being proactive ensures you do not leave money on the table.
Using Online Tools and Resources
Miami-Dade County provides robust online tools to help you track your assessments and appeal deadlines. Their property appraiser’s website
allows you to look up your TRIM notice, compare your property to others in your area, and file an appeal online. Other large counties like Broward, Orange, and Hillsborough offer similar resources. Using these tools makes it easier to prepare your case and avoid missing critical dates.
It is important to remember that the property tax appeal deadline is not the same as the deadline for paying your tax bill. You must challenge the assessment soon after receiving your TRIM notice—waiting until the payment deadline is too late. Read every notice carefully and do not assume you have extra time. The appeal deadline is typically about 25 days after the notice is sent, and it will be highlighted on the form.
If you are unsure about the appeal process or need guidance, start with your local property appraiser’s website or contact their office for instructions. Most provide step-by-step guides and frequently asked questions. If you own commercial property valued at $1 million or more, or have a complex appeal, consider working with a professional who can help organize your evidence and make sure every deadline is met.
Contact us
Missing a property tax appeal deadline can have lasting financial effects. Once the window has passed, you must wait until the next year to try again. That is why every property owner should pay attention in August, act quickly, and keep careful records. With preparation and prompt action, you can challenge unfair assessments and lower your tax bill.
If you need help reviewing your commercial property assessment or want to discuss an appeal, contact Kleiner Law at 305-517-1392. Our team can help you navigate deadlines, prepare your case, and protect your property’s value.
