Miami-Dade County Property Tax Appeal (TRIM & VAB)

Appeal Miami-Dade taxes within 25 days of TRIM. DR-486 with Clerk VAB; MDPA evidence exchange & AXIA upload, condo comps, $29.99 packet.

Miami-Dade County Property Appraiser sets just value on your TRIM Notice — the starting point for school, city, and county taxes from Coral Gables to Homestead. When that just value exceeds what buyers paid for similar homes, you can petition the Miami-Dade VAB.

South Florida markets move quickly, but your appeal is anchored to January 1 valuation logic and TRIM deadlines, not today’s listing price. Condos, duplexes, and single-family homes each need matching product types in your evidence.

Miami-Dade Property Appraiser staff may discuss your TRIM informally, but that conversation does not replace filing Form DR-486 with the Clerk of Courts VAB within 25 days of the TRIM mail date. Petitions must be received by the VAB clerk on time — postmark alone is not enough when clerk rules say “received.”

After DR-486 is filed, prepare for both tracks Miami-Dade uses: mandatory evidence exchange with the Property Appraiser and AXIA upload before the special magistrate hearing. Lead with building-level condo comps or matched single-family submarkets — not countywide medians.

When is the Miami-Dade County property tax appeal deadline for 2026?

25 days from the mailing date on your TRIM Notice (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 Miami-Dade County appeal with?

File your Miami-Dade County VAB petition with Miami-Dade Value Adjustment Board. DR-486 petitions and hearing scheduling.

Miami-Dade Property Appraiser (MDPA)

TRIM notices, homestead, property records

Miami-Dade Value Adjustment Board

DR-486 petitions and hearing scheduling

Miami-Dade Tax Collector

Bill payment — not assessment appeals

How do I appeal property taxes in Miami-Dade County?

Note just value, assessed value, exemptions, and the official mail date — that date starts your 25-day clock.

Read your TRIM Notice carefully

Note just value, assessed value, exemptions, and the official mail date — that date starts your 25-day clock.

File Form DR-486 with the Clerk VAB (received on time)

Submit the petition before day 25 and confirm the Clerk of Courts VAB received it — postmark alone may not count. Include proposed value and grounds.

Send copy to MDPA

Florida procedure requires the Property Appraiser receive a copy of your petition — confirm delivery method on the VAB instructions.

Optional PA informal talk (does not extend deadline)

You may discuss evidence with MDPA staff, but keep DR-486 filing separate — informal conversation does not pause the 25-day VAB clock.

Exchange VAB evidence and upload to AXIA

Follow the evidence-exchange date on your Miami-Dade VAB notice — complete MDPA’s required evidence exchange, upload comps through AXIA, and provide copies to the Property Appraiser as instructed before the magistrate deadline.

Prepare for special magistrate hearing

Organize adjusted comps, your one-page concluded just value, and building-level condo sales before the magistrate hearing.

What form do I file for a Miami-Dade Property Appraiser (MDPA) appeal?

DR-486 (VAB Petition): Standard petition to the Value Adjustment Board challenging your assessment.

DR-486 — VAB Petition

Standard petition to the Value Adjustment Board challenging your assessment.

DR-501 — Homestead Exemption Application

File separately with MDPA if homestead is missing — errors can inflate your bill.

What happens at a Miami-Dade County VAB hearing?

Miami-Dade VAB hearings are relatively short. Lead with adjusted comps and your concluded just value. Magistrates discount unsupported Zillow estimates.

MDPA informal discussion

Property Appraiser staff may review comps before a magistrate hearing, but this is optional and does not replace timely DR-486 filing with the Clerk VAB. Keep Save Our Homes and homestead filings separate from a just-value petition.

Special magistrate hearing

Miami-Dade VAB hearings are relatively short. Lead with adjusted comps and your concluded just value. Magistrates discount unsupported Zillow estimates.

Evidence exchange with MDPA and AXIA upload

After DR-486 is received by the Clerk VAB, exchange evidence by the deadline on your hearing notice — follow MDPA’s posted exchange rules and upload through AXIA as the clerk requires. Late packets are often excluded even when the petition was timely.

Condo coordination

Condo owners should use sales in the same building or truly competing buildings with similar fee structures and amenities, uploaded by the VAB evidence deadline.

What evidence does Miami-Dade Property Appraiser (MDPA) / the VAB actually use?

Adjusted comparable sales supporting a lower just value as of January 1, matched to your Miami-Dade submarket and product type.

Adjusted comparable sales supporting a lower just value as of January 1, matched to your Miami-Dade submarket and product type.

Documentation when similar units or homes are assessed below your implied value per square foot.

Condition issues (deferred maintenance, special assessments) tied to market impact through paired sales.

Proof of timely DR-486 filing and completed MDPA evidence exchange / AXIA upload before the magistrate deadline.

FAQ

How long do I have to appeal Miami-Dade property taxes?

25 days from the mailing date printed on your TRIM Notice. File DR-486 with the Miami-Dade VAB before that deadline.

Where do I file a Miami-Dade VAB petition?

With the Miami-Dade Value Adjustment Board; send a copy to the Property Appraiser per VAB instructions.

Can I appeal if I have homestead?

Yes — homestead caps assessment growth but you can still challenge excessive just value.

Does Protestly help Miami-Dade owners?

Yes — comparable sales evidence packets for $29.99 to support your VAB hearing.

What if I miss the 25-day window?

You generally lose VAB appeal rights for that tax year. Mark TRIM mail dates immediately.

When is Miami-Dade VAB evidence due?

Separate from the 25-day TRIM filing window — confirm the evidence-exchange and AXIA upload dates on your Miami-Dade VAB hearing notice and complete MDPA’s exchange before the magistrate deadline.