Deadline
Your Petition Deadline Is Printed on Your TRIM Notice
In Florida, a petition to the Value Adjustment Board must be filed within 25 days of the date the county Property Appraiser mails your TRIM notice (the Notice of Proposed Property Taxes), which goes out in August (s. 194.011, F.S.). Because counties mail on slightly different dates, the deadline varies by county and is typically in mid-September. Use the exact date printed on your own TRIM notice. If you want help preparing evidence and filing in time, the address lookup is the fastest first step.
Start With the Parcel
The county Property Appraiser’s record is where the assessed value, owner details, and property facts usually begin. Homespring uses the address step to orient the case before asking for more homeowner effort.
Evidence Matters More Than Frustration
A strong petition usually depends on comparable sales, parcel detail accuracy, and any specific condition issues that affect value.
County Rules Still Control
Homespring can help homeowners organize the process, but the property record, the board’s filing steps, and the property’s facts still drive the outcome.
How Florida Petitions Work
- Confirm the Property Appraiser’s record and assessed value first.
- File a petition (Form DR-486) with the county Value Adjustment Board within 25 days of your TRIM notice; a small per-parcel filing fee applies.
- Gather comparable sales and evidence that speak to the property’s January 1 value.
- A special magistrate hears the petition and the board issues a decision; if you disagree, the next step is the county circuit court.
Where to File and Where to Appeal Next
Florida petitions are filed with the county Value Adjustment Board using the Department of Revenue’s petition form (DR-486). A special magistrate experienced in property appraisal hears the petition while the Property Appraiser defends the assessment, and the board issues a decision. If you disagree, the next step is the county circuit court. Homeowners can always petition on their own for free; Homespring is for those who would rather have the comparable sales, evidence, and hearing handled for them.
- Florida Department of Revenue for statewide Value Adjustment Board rules, forms, and petition procedures.
- Miami-Dade County Property Appraiser for a live county example of filing and process detail.
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