Florida Property Tax Appeal Guide 2026
How the Florida property-tax petition process works — the deadline, where you file, the assessment ratio, and official links. This guide is general information to help you act yourself.
Deadline: Within 25 days of the date your TRIM (Truth in Millage) notice is mailed — typically in August. Exemption-denial appeals: 30 days from the denial notice.
Missing the deadline permanently waives your petition for that year. Confirm the exact date on your own assessment notice before acting — it varies by county.
How to petition your property taxes in Florida
You file with your county Value Adjustment Board (VAB), using Form DR-486. Start by reviewing your assessment notice, gather evidence that your value is too high (recent comparable sales, an appraisal, or condition issues), and submit by the deadline above. Review the official process and forms here: Florida official filing information.
What is the Florida assessment ratio?
100% of just (market) value (FL Stat. §193.011). For homesteaded property, the Save Our Homes cap then limits annual assessed-value growth to the lesser of 3% or inflation, so taxable value can sit well below just value for long-tenured owners.
Florida property tax at a glance
| Process | petition |
|---|---|
| Deadline | Within 25 days of the date your TRIM (Truth in Millage) notice is mailed — typically in August. Exemption-denial appeals: 30 days from the denial notice. |
| You file with | your county Value Adjustment Board (VAB), using Form DR-486 |
| Median home value | about $387,000 |
| Median effective tax rate | about 0.74% |
What makes Florida different
Florida assesses at 100% just value but the Save Our Homes cap can create a large gap between just value and the lower taxable value for long-tenured homesteads — a benefit that's portable to a new homestead. VAB petitions most often help new buyers who think the first just-value assessment was too high, owners who saw a year-over-year jump that outran the market, and non-homestead owners subject to the 10% cap.
Frequently asked questions
When is the Florida property tax appeal deadline?
Within 25 days of the date your TRIM notice is mailed (usually in August), so the exact date varies by county and year. Confirm the deadline printed on your TRIM notice — it is strict.
What is the Florida assessment ratio?
Florida assesses at 100% of just (market) value. For homesteaded property, the Save Our Homes cap then limits how fast your assessed value can grow — to the lesser of 3% or inflation each year.
Where do I file a Florida property tax petition?
File a petition (Form DR-486) with the Value Adjustment Board (VAB) in the county where your property is located, by the deadline on your TRIM notice.
Official sources
Wondering if Florida has you over-assessed?
Enter your address and we'll compare your assessed value against current market data — a starting point before you petition.
Check your address →This page explains how property-tax appeals work in Florida in general. This is not legal advice and is not a substitute for a licensed property-tax consultant or attorney. Deadlines and procedures change — confirm the details with your county assessor or tax authority before acting. TrueOwn does not file appeals on your behalf.