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

Appeal Miami-Dade property taxes within 25 days of TRIM. DR-486 VAB filing, Miami condo & Coral Gables comps, and a $29.99 Protestly 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.

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 VAB

Submit the petition before day 25. Include your proposed value and grounds (value exceeds market, unequal treatment, etc.).

Send copy to the Property Appraiser

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

Prepare for VAB hearing

Organize three to five adjusted comparable sales, photos for condition issues, and a one-page value summary for the special magistrate.

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.

Special magistrate hearing

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

Condo coordination

Condo owners should use sales in the same building or truly competing buildings with similar fee structures and amenities.

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

Adjusted comparable sales supporting a lower just value as of January 1.

Adjusted comparable sales supporting a lower just value as of January 1.

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.

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.