Every August, Florida property appraisers mail TRIM notices — and homeowners get just 25 days from the mailing date to petition the Value Adjustment Board. Filing costs $15. Our free tools help you check your just value, build comparable-sales evidence, and file Form DR-486 with confidence.
Your Notice of Proposed Property Taxes arrives in August. It shows your just, assessed, and taxable values — and the exact VAB petition deadline for your county.
Call your county property appraiser first — informal conferences are free, fast, and settle many disputes without a petition. Keep your 25-day clock in mind while you talk.
Petition the Value Adjustment Board through your county Clerk of Court — online in most counties, $15 per parcel. Attach your comps worksheet as evidence.
A special magistrate (independent appraiser or attorney) hears your evidence and recommends a decision to the VAB. Still unsatisfied? Circuit court is next.
The 25-day window runs from the TRIM mailing date, not receipt — most counties land in early-to-mid September. Late petitions are accepted only on a showing of good cause. Don't gamble: the exact date is printed on your TRIM notice.
Everything runs in your browser — we never see or store your property data.
Homesteaded properties are taxed on assessed value capped by Save Our Homes (3%/year), so a just-value reduction pays off most for recent buyers and non-homestead property (10% cap). The 0.80% default approximates the statewide average effective rate. Estimates only; not tax advice.
Enter recent sales of similar homes (or import a CSV from our free Florida property appraiser scraper). Sales should predate January 1 of the tax year. The worksheet computes price per square foot and a suggested value.
| Address | Sale Date | Sale Price ($) | Sq Ft | $/Sq Ft |
|---|
| Item | Florida Rule |
|---|---|
| TRIM notice | Mailed by your county property appraiser in August — shows just, assessed & taxable values plus your exact deadline |
| Petition window | 25 days from TRIM mailing (F.S. 194.011) — typically early-to-mid September |
| Form & fee | DR-486, filed with your county Clerk's VAB office — $15 per parcel, online in most counties |
| Informal option | Free conference with the property appraiser's office — available any time, doesn't pause the clock |
| Hearing | Special magistrate (counties over 75,000) hears evidence; VAB adopts recommendation |
| Value date | January 1 of the tax year — choose comps that sold before then |
| Caps | Save Our Homes: 3%/yr on homesteads · 10%/yr on non-homestead property |
| Next level | Circuit court within 60 days of VAB decision |
| Records | Every county property appraiser publishes free parcel search + FDOR posts statewide rolls — see our scraper |