How to Challenge Your Florida Property Tax Assessment (2026)

Florida property assessed values jumped 8-15% in 2026 across most South Florida counties. If your TRIM notice shows a value higher than what your property would actually sell for, you have the legal right to challenge — and about 65% of challenges succeed at least partially. Here’s how.

The 25-Day Deadline

Florida requires you to file a petition with the Value Adjustment Board (VAB) within 25 days of the TRIM notice mailing date. Miss this deadline and you have zero recourse for the current tax year. Broward TRIM mails mid-August; Miami-Dade slightly earlier.

Two-Step Process

Step 1: Informal review with the county appraiser. Free, takes 30-60 days, resolves most legitimate challenges. Just call the appraiser’s office and request an informal conference.
Step 2: Formal VAB petition if informal review fails. Costs $15 filing fee. Hearing before independent magistrate. Decision typically within 6-9 months.

Evidence That Wins

Recent sale of comparable properties (within 6 months, same neighborhood, similar size/condition). Independent appraisal (cost: $400-600). Documentation of property defects (roof damage, structural issues, foundation problems). Recent list prices where property failed to sell. Actual purchase price if bought recently.

Success Rates

Broward informal review success: ~60-70% get some reduction. Miami-Dade informal: ~50-60%. Palm Beach: ~65-75%. Formal VAB hearings: ~40-50% success. Average reduction when successful: 8-15% of assessed value.

Should You Hire a Tax Consultant?

Firms typically charge 30-50% of first-year tax savings, no upfront fee. Worth it if your bill is over $5,000 annually and the case is complex. For smaller residential bills, DIY informal review is usually sufficient.

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