When is the deadline to appeal a Florida property assessment?

Petitions to the Value Adjustment Board are generally due 25 days after the county mails the TRIM notice, which usually lands in mid-August. Check your county's notice for the exact date.

Does a lower appraisal guarantee a lower tax bill?

No. It provides evidence. The special magistrate weighs your appraisal against the property appraiser's evidence, and Save Our Homes caps may already hold your assessed value below market.

What effective date should a tax appeal appraisal use?

January 1 of the tax year under appeal. Values from any other date are generally not persuasive to the board.

Service

Property Tax Appeal Appraisals

A tax appeal appraisal is an independent valuation as of January 1 of the tax year, used to challenge a county's assessed value before the Value Adjustment Board. If the appraised market value is below the assessment, the petition has documented evidence rather than opinion.

Florida counties assess mass-appraisal values that cannot account for every property's condition, view, or functional problems. A property-specific appraisal is the strongest evidence a petitioner can bring.

Typical fee: $450–$850 depending on property type
Turnaround: 3–5 business days; petition deadlines prioritized
Report form: Narrative or URAR with January 1 retrospective certification

What is included in this appraisal

Retrospective January 1 effective date for the tax year in question
Comparable sales closed near the assessment date, verified individually
Documentation of condition, functional issues, and site problems affecting value
Exhibits formatted for Value Adjustment Board presentation

Who needs it

Owners whose assessment jumped after purchase or renovation
Owners of properties with deferred maintenance or functional obsolescence
Condo owners assessed above recent closed sales in the same line
Property tax agents and attorneys preparing VAB petitions

Can an appraisal help with a tax appeal?

Yes, when the appraised market value as of January 1 is meaningfully below the county's just value. The petition then rests on verified sales analyzed by a certified appraiser rather than on a homeowner's spreadsheet. Filing deadlines are typically in September, so ordering early matters.

What the county will look at

Value Adjustment Board special magistrates weigh data quality, comparability, and the credibility of adjustments. Sales that closed near January 1 in the same neighborhood or condominium line carry the most weight; distressed or non-arm's-length transactions carry the least.

Frequently asked questions

When is the deadline to appeal a Florida property assessment?: Petitions to the Value Adjustment Board are generally due 25 days after the county mails the TRIM notice, which usually lands in mid-August. Check your county's notice for the exact date.
Does a lower appraisal guarantee a lower tax bill?: No. It provides evidence. The special magistrate weighs your appraisal against the property appraiser's evidence, and Save Our Homes caps may already hold your assessed value below market.
What effective date should a tax appeal appraisal use?: January 1 of the tax year under appeal. Values from any other date are generally not persuasive to the board.

Property Tax Appeal Appraisals

What is included in this appraisal

Who needs it

Can an appraisal help with a tax appeal?

What the county will look at

Frequently asked questions

Related services

Full Residential Appraisal

Estate & Probate Appraisal

Condominium Appraisal

Where this service is available

Order a property tax appeal appraisal