Broward VAB Petition Guide — Contest Property Taxes
How to file a Broward VAB petition within 25 days of TRIM. DR-486 steps, condo & Fort Lauderdale comps, Pembroke Pines / Deerfield Beach tips — $29.99 packet.
Broward County Property Appraiser (BCPA) mails TRIM notices to Fort Lauderdale, Pembroke Pines, Deerfield Beach, Weston, Hollywood, and coastal condos. Your just value on that notice drives every taxing authority on the bill.
BCPA processes high petition volumes in August–September. Petitions with clear DR-486 grounds and tight Fort Lauderdale / Pembroke Pines / Deerfield Beach / Weston / Hollywood comp circles fare better than broad “taxes are too high” arguments.
Condo towers and single-family neighborhoods rarely share buyers. If your TRIM just value looks high, contest it with the Broward Value Adjustment Board within 25 days, then bring product-matched sales — not countywide medians — to the magistrate.
When is the Broward County property tax appeal deadline for 2026?
25 days from TRIM Notice mailing (typically August–September).
Florida law generally gives you 25 days from the mailing date of your TRIM Notice to file a petition with the Value Adjustment Board (VAB).
The petition is typically Form DR-486; confirm current versions with your county Property Appraiser and VAB clerk.
Who do I file a Broward County appeal with?
File your Broward County VAB petition with Broward Value Adjustment Board. DR-486 filing and hearings.
Broward Property Appraiser (BCPA)
TRIM, homestead, property search
Broward Value Adjustment Board
DR-486 filing and hearings
Broward County Tax Collector
Bill payment — not assessment appeals
How do I appeal property taxes in Broward County?
Check building elements, homestead status, living area, and just value on bcpa.net before you petition.
Verify BCPA record
Check building elements, homestead status, living area, and just value on bcpa.net before you petition.
File DR-486 with Broward VAB
Submit within 25 days of the TRIM mail date and keep proof of filing.
Notify BCPA
Provide a copy to the Property Appraiser as required on the VAB instructions.
Build Fort Lauderdale / condo comps
Match city and product type — Weston patio homes, Hollywood SFH, and Las Olas condos are different buyer pools.
Hearing prep
Lead with a concluded just value, two or three best adjusted sales, and flood/insurance notes when paired sales support them.
What form do I file for a Broward Property Appraiser (BCPA) appeal?
DR-486 (VAB Petition): Broward VAB assessment challenge.
DR-486 — VAB Petition
Broward VAB assessment challenge.
DR-501 — Homestead Exemption Application
File with BCPA if homestead is missing on your TRIM — separate from the value petition.
What happens at a Broward County VAB hearing?
Broward magistrates expect January 1-oriented comps. Flood zone and insurance cost narratives help when tied to paired sales.
VAB hearing
Broward magistrates expect January 1-oriented comps. Flood zone and insurance cost narratives help when tied to paired sales.
Condo evidence exchange
Upload same-building or competing-tower sales by the VAB evidence deadline. Association fee and special-assessment differences should appear as explicit adjustments.
What evidence does Broward Property Appraiser (BCPA) / the VAB actually use?
TRIM-grounded comps inside your Broward city and product type (Fort Lauderdale, Pembroke Pines, Deerfield Beach, Weston, Hollywood).
TRIM-grounded comps inside your Broward city and product type (Fort Lauderdale, Pembroke Pines, Deerfield Beach, Weston, Hollywood).
Equity among similar homes or condo units on BCPA’s roll.
Homestead correction if missing on the TRIM.
Condo HOA fee and special-assessment adjustments when they change buyer pricing.
FAQ
What is the Broward VAB (Value Adjustment Board)?
The Broward Value Adjustment Board hears Form DR-486 petitions when you contest the just value on your TRIM Notice. It is separate from BCPA (who sets the value) and the Tax Collector (who bills you).
What is the Broward County TRIM appeal deadline?
Generally 25 days from the TRIM Notice mailing date printed on your notice. File Form DR-486 with the Broward Value Adjustment Board before that deadline.
Where do I file a Broward VAB petition?
With the Broward Value Adjustment Board (broward.org/VAB). Send a copy to BCPA per the petition instructions.
BCPA vs. VAB — who sets my value?
BCPA (Broward Property Appraiser) sets just value on the TRIM. The VAB hears DR-486 petitions when you challenge that value.
How do I contest Broward County property taxes?
Mark the TRIM mail date, file DR-486 with the Broward VAB within 25 days, notify BCPA as required, then bring Fort Lauderdale / city-matched comps (not county medians) to the hearing.
How do I appeal property taxes in Pembroke Pines?
Pembroke Pines is in Broward County. File DR-486 with the Broward VAB within 25 days of TRIM, then use Pembroke Pines / southwest Broward comps matched to your product type — not Fort Lauderdale coastal or Deerfield Beach sales.
How do I appeal property taxes in Deerfield Beach?
Deerfield Beach sits in Broward County. Contest the TRIM via DR-486 with the Broward VAB on time, then bring Deerfield Beach / northeast Broward comps (including flood-zone paired sales when relevant) rather than inland Weston or Pembroke Pines medians.
How do I appeal a Fort Lauderdale or Broward condo TRIM?
File DR-486 on time, then use same-building or competing-tower sales with HOA fee adjustments — not inland single-family comps.
Can I petition online in Broward?
Check broward.org/VAB for current e-filing options and evidence upload deadlines for your petition year.
Does Protestly help with Broward County appeals?
Yes — Protestly builds comparable sales evidence packets for Broward residential properties for $29.99.