Florida Property Tax Appeal by County

Florida VAB hub: 25-day TRIM window, DR-486 filing, received-not-postmarked rules, VAB evidence exchange, and county guides for Hillsborough, Broward, Miami-Dade, and more.

How do I protest property taxes in Florida?

Read your TRIM Notice, file Form DR-486 with your county Value Adjustment Board within 25 days of the mail date, send a copy to the Property Appraiser, then present comparable sales at the VAB or special magistrate hearing. Protestly does not file for you.

When is the Florida VAB petition deadline?

Generally 25 days from the mailing date printed on your TRIM Notice, often in August or September. Count from the printed mail date, not the day you open the envelope.

What form do I file for a Florida property tax appeal?

Most homeowners file Form DR-486 with the county Value Adjustment Board. Confirm the current version with the VAB clerk. The Property Appraiser sets just value; the VAB hears the petition.

Received, not merely postmarked

Many Florida counties require VAB petitions to be received by the deadline — a postmark alone may not count. File online through the clerk’s VAB portal with time to spare, or mail early enough for the petition to arrive before the cutoff printed on your TRIM Notice.

VAB evidence exchange vs. TRIM filing window

The 25-day TRIM petition window is separate from the evidence-exchange deadline on your VAB hearing notice. After DR-486 is received by the clerk, upload comps through the VAB portal and provide copies to the Property Appraiser as required before the magistrate hearing — late packets are often excluded even when the petition was timely.

Florida county appeal guides

Broward County: /florida/broward-county-property-tax-protest

Hillsborough County: /florida/hillsborough-county-property-tax-protest

Miami-Dade County: /florida/miami-dade-county-property-tax-protest

Palm Beach County: /florida/palm-beach-county-property-tax-protest

Pinellas County: /florida/pinellas-county-property-tax-protest

FAQ

How long do I have to appeal Florida property taxes after a TRIM Notice?

Generally 25 days from the mailing date printed on your TRIM Notice. File Form DR-486 with your county Value Adjustment Board before that deadline.

What is a TRIM Notice?

The TRIM (Truth in Millage) Notice shows proposed just value, exemptions, and tax rates. It starts the clock for a VAB petition.

Which Florida counties have dedicated Protestly guides?

Start with Hillsborough (Tampa), Broward (Fort Lauderdale), Miami-Dade, Palm Beach, and Orange — each covers VAB filing, DR-486, and local comps.

What form do I file for a Florida VAB appeal?

Most homeowners use Form DR-486. Confirm the current version with your county VAB clerk and send a copy to the Property Appraiser as instructed.