Miami-Dade VAB Hearing: Magistrate & AXIA Evidence

Miami-Dade VAB hearing prep for 2026: 15-day Property Appraiser evidence exchange, AXIA upload, special magistrate tips, and condo vs single-family comps.

After you file Form DR-486, Miami-Dade’s Value Adjustment Board (Clerk of Courts) may schedule a special magistrate hearing to review whether just value as of January 1 exceeds market evidence. The Property Appraiser’s office is independent of the VAB clerk.

Miami-Dade has two separate mandatory evidence tracks: (1) exchange your evidence list, witness summaries, and documents with the Property Appraiser at least 15 days before the hearing, and (2) upload the evidence you want admitted into the VAB’s AXIA system by 9:00 a.m. EST the day before the hearing. Completing only one track is not enough.

Magistrates discount unsupported automated estimates. Lead with adjusted comparable sales and a clear concluded just value—then keep Save Our Homes and portability filings separate from this value petition.

FAQ

Who hears Miami-Dade VAB petitions?

A special magistrate appointed through the Value Adjustment Board (Clerk of Courts) reviews evidence after you file DR-486. The Property Appraiser defends the assessment separately from the clerk’s VAB process.

What is AXIA and why do I need it?

AXIA is Miami-Dade VAB’s evidence portal. Uploading evidence there is mandatory and separate from exchanging evidence with the Property Appraiser. Clerk instructions require AXIA upload by 9:00 a.m. EST the day before your hearing.

Can I use Zillow estimates at a Miami-Dade VAB hearing?

Magistrates generally want closed sales with explained adjustments—not automated estimates without supporting market analysis.

What is different about condo VAB hearings in Miami-Dade?

Use sales in the same tower or directly competing buildings. Countywide medians rarely persuade magistrates for Brickell or beach condo petitions.