Florida Property Tax Appeal

Florida Property Tax Appeal Guide for Homeowners: How to Review and Challenge Your Assessment

If you’re a Florida homeowner, your annual property tax assessment can have a major impact on your housing costs. Many owners don’t realize that you have the right to appeal your property tax assessment — and a meaningful percentage of appeals result in reduced values.

This guide explains how to read your TRIM notice, when to consider an appeal, key deadlines, and how the property tax appeal process works — The spotlight here is for Broward County homeowners.  This same information applies for primary homeowners in Palm Beach County.

Important: I am not a tax expert. Always confirm details directly with your county property appraiser’s office.

Can You Appeal Your Property Tax Assessment in Florida?

Yes — absolutely. Florida homeowners can appeal their assessed property value if they believe it exceeds fair market value as of January 1 of the assessment year.

Your assessed value should reflect what a buyer would reasonably have paid for your property on the assessment date, based on prior-year market data.

Many homeowners assume assessments are fixed — but review and correction are built into the system.

What Is the TRIM Notice?

The TRIM Notice (Truth in Millage) is mailed to Florida property owners each August. It is not a tax bill. It is a preview that shows:

• Just (market) value of your property

• Assessed value

• Taxable value

• Exemptions applied (Homestead and others)

• Proposed taxes from each taxing authority

This is your opportunity window to review and challenge errors.

For Broward County homeowners, this comes from the
Broward County Property Appraiser office.

Key Florida Property Tax Appeal Deadlines

Deadlines can change each year, but they are typically in early to mid-September.

Typical timeline:

• January 1 — Assessment date (value based on prior year market data)

• August — TRIM notices mailed

• Mid-September — Appeal and exemption late-file deadlines (often around Sept 17)

Always verify the exact deadline listed on your TRIM notice.

The Property Appraiser Does NOT Set Your Tax Rate

A common misconception: the property appraiser sets your taxes.

They do not.

They determine value only. Taxing authorities (city, county, school board, special districts) set tax rates.

Common Reasons to Appeal a Property Tax Assessment

You may have strong grounds for appeal if:

• Property record shows incorrect square footage

• Bedroom/bath count is wrong

• Condition is overstated

• Comparable nearby homes are assessed lower

• You recently purchased below assessed value

• Market shifts affected your neighborhood

• Exemptions are missing from your record

How the Florida Property Tax Appeal Process Works

Step 1 — Contact the Property Appraiser First

Start with an informal review. Many errors are corrected without a formal hearing.

Step 2 — File With the Value Adjustment Board (VAB)

If unresolved, you can petition the Value Adjustment Board (VAB) — an independent review body.

• Filing requires a small fee

• Deadline is strict

• Petitions are typically filed online

Step 3 — Prepare Evidence

Helpful documentation includes:

• Comparable recent sales

• Closing statement from your purchase

• Independent appraisal

• Property condition photos

• Repair estimates

• Floor plan corrections

Step 4 — Attend the Hearing

Both sides present evidence. A magistrate makes a recommendation and the VAB issues a decision.

Step 5 — Further Appeal (If Needed)

Unfavorable decisions may be appealed to circuit court or through state channels.

Appeal Success Rates Are Higher Than Many Expect

Industry studies suggest 40%–60% of property tax appeals lead to some reduction in assessed value. That makes review worthwhile — especially for higher-value homes.

Florida Property Tax Exemptions You Should Verify

Check your TRIM notice to confirm exemptions are applied:

• Homestead Exemption

• Senior exemptions

• Veteran exemptions

• Disability exemptions

• Agricultural classification

• Portability benefits

Missing exemptions can often be late-filed before the deadline.

Best Practices for Homeowners

• Review your TRIM notice immediately

• Compare your value to neighborhood sales

• Verify property record accuracy

• Confirm exemptions

• Act before the deadline

• Document everything

• Consult qualified tax or valuation professionals when needed

Helpful Resources (Verify Locally)

Broward County contacts (example):

• Assessment & exemptions help — Property Appraiser office

• VAB petition portal — County VAB site

• Homestead exemption filing — County exemption portal

(Use official county websites only — never third-party payment sites.)

Local Real Estate Insight Matters

As a Southeast Florida real estate professional, I regularly review pricing, comparable sales, and market trends. While I don’t provide tax advice, I can help homeowners understand how recent neighborhood sales and market shifts may relate to assessed values.