How to Appeal Your Property Tax in Florida
Florida homeowners can appeal their property tax assessment if they believe it's too high. This guide covers the 2026 appeal deadline, required evidence, and step-by-step process.
How Florida Assesses Property
Florida assesses residential property at 100% of market value.
Florida assesses property at 100% of just (market) value, subject to Save Our Homes and other caps.
The Appeal Process
Appeals are heard by the Value Adjustment Board (VAB). An informal review is available before filing a formal appeal.
County Property Appraiser (Informal)
Value Adjustment Board (VAB)
Circuit Court
Florida Appeal Deadline
What Overassessment Costs Florida Homeowners
The median home in Florida is worth $338,000. If your assessment is just 10% too high, you may be overpaying:
~$291/year
Effective tax rate: 0.86% · Median value: $338,000
Check Your Florida Assessment
Enter your address to see your estimated overassessment and Florida filing deadline.
Florida Counties
Alachua County
Median: $201,074 · Rate: 1.47%
Deadline: 25 calendar days from the mailing date printed on your TRIM notice
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Bay County
Median: $235,244 · Rate: 1.10%
Deadline: 25 days from the mailing date of the TRIM notice
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Brevard County
Median: $372,900 · Rate: 0.70%
Deadline: 25 days after TRIM notice is mailed (typically September 15, 2026 for the 2026 tax year)
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Broward County
Median: $471,900 · Rate: 0.94%
Deadline: September 18, 2026
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Charlotte County
Median: $291,000 · Rate: 0.89%
Deadline: 25 days from the mailing date of the TRIM notice (typically September 15-17, 2026)
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Citrus County
Median: $190,800 · Rate: 0.75%
Deadline: 25 days from the mailing date of the TRIM notice (typically September 5-15, 2026)
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Clay County
Median: $275,945 · Rate: 1.02%
Deadline: 25 days from the mailing date of the TRIM notice
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Collier County
Median: $443,700 · Rate: 0.69%
Deadline: 25 days from the mailing date of the TRIM (Truth in Millage) notice
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Duval County
Median: $235,500 · Rate: 1.14%
Deadline: 25 days from the mailing date of the TRIM notice (typically early to mid-September)
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Escambia County
Median: $206,400 · Rate: 0.85%
Deadline: September 2, 2026 (25 days from TRIM notice mailing)
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Hernando County
Median: $249,363 · Rate: 0.88%
Deadline: 25 days from the mailing date of the TRIM notice (typically mailed in August, making the deadline in early-to-mid September)
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Hillsborough County
Median: $294,900 · Rate: 0.82%
Deadline: 25 days from the mailing date of the TRIM notice (approximately September 8, 2026 for the 2026 tax year)
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Lake County
Median: $298,900 · Rate: 0.98%
Deadline: 25 days from the mailing date of the TRIM notice (typically mailed mid-August, making the deadline early to mid-September 2026)
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Lee County
Median: $300,439 · Rate: 0.79%
Deadline: 25 days from the mailing date of the TRIM notice (typically September 12, 2026 for Lee County)
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Leon County
Median: $216,666 · Rate: 1.20%
Deadline: 25 days from the mailing date of the TRIM notice (typically early to mid-September 2026)
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Manatee County
Median: $409,000 · Rate: 1.20%
Deadline: 25 days from the mailing date of the TRIM notice (typically September 11-12, 2026 based on August mailing)
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Marion County
Median: $220,800 · Rate: 0.75%
Deadline: 25 days from the mailing date of the TRIM notice (typically early to mid-September 2026)
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Miami-Dade County
Median: $425,400 · Rate: 0.83%
Deadline: September 19, 2026 (25 days from TRIM notice mailing date of August 24, 2026)
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Monroe County
Median: $503,900 · Rate: 0.53%
Deadline: 25 days from the TRIM notice mailing date (typically early to mid-September 2026)
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Okaloosa County
Median: $305,000 · Rate: 0.78%
Deadline: 25 days from the mailing date of the Truth in Millage (TRIM) notice
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Orange County
Median: $358,300 · Rate: 0.78%
Deadline: 25 days from the mailing date of the TRIM notice (typically mailed in August, making the 2026 deadline September 18, 2026)
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Osceola County
Median: $247,000 · Rate: 1.40%
Deadline: 25 days from the mailing date of the TRIM notice (typically mailed mid-August, making the deadline in early to mid-September)
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Palm Beach County
Median: $386,119 · Rate: 1.20%
Deadline: September 15, 2026
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Pasco County
Median: $272,015 · Rate: 1.35%
Deadline: 25 days from the mailing date printed on your TRIM notice (typically early to mid-September 2026)
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Pinellas County
Median: $319,000 · Rate: 0.94%
Deadline: 25 days from the mailing date of the TRIM notice
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Polk County
Median: $230,615 · Rate: 1.19%
Deadline: 25 days from the mailing date of the TRIM notice (typically mailed mid-August, making the deadline approximately September 12, 2026)
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Santa Rosa County
Median: $247,000 · Rate: 0.80%
Deadline: 25 days from the mailing date of the TRIM notice
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Sarasota County
Median: $349,900 · Rate: 1.09%
Deadline: 25 days after the mailing of the TRIM notice (typically September 9, 2026)
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Seminole County
Median: $343,364 · Rate: 0.89%
Deadline: 25 days from the date your TRIM notice is mailed
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St. Johns County
Median: $360,570 · Rate: 1.13%
Deadline: 25 days from the mailing of the TRIM notice (typically mailed on or about August 11, 2026, making the deadline approximately September 5, 2026)
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St. Lucie County
Median: $316,000 · Rate: 1.31%
Deadline: 25 days from the mailing of the TRIM notice (typically mailed mid-August, making the deadline approximately September 5-15, 2026)
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Volusia County
Median: $251,400 · Rate: 0.93%
Deadline: 25 days after TRIM notice mailing (typically early to mid-September 2026)
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Key Terms for Florida Homeowners
Truth in Millage notice, a document sent to Florida property owners each August showing proposed property taxes, which triggers the appeal window.
The tax rate used to calculate property taxes, expressed as dollars per $1,000 of assessed value. One mill equals $1 per $1,000.
A tax benefit that reduces the taxable value of a primary residence. Available in many states, though rules and amounts vary significantly.
Florida Guides & Resources
📋 Property Tax Appeal Deadlines by State: The Complete 2026 Calendar
Filing windows for all 50 states
📋 How to Appeal Property Taxes in Florida: Complete 2026 Guide
Complete guide with deadlines, forms, and step-by-step instructions
📋 How Much Can Property Taxes Increase in Florida? Save Our Homes Explained
3% homestead cap, 10% non-homestead cap
📋 How Much Can Property Taxes Go Up in a Year? 50-State Comparison
Assessment caps, levy caps, and the 26 states with neither
📅 Florida Property Tax Appeal Deadline 2026: 25 Days from TRIM Notice
Florida filing deadlines and process
🏦 How to Appeal Property Taxes in Escrow in Florida (2026)
Yes, you can appeal even if your lender pays your taxes
🔑 The January 1 Tax Shock: Florida's Save Our Homes Reset Can Multiply the Bill on a Home You Inherit
Death is a change of ownership under F.S. 193.155. Here is who keeps the capped assessment, how heirs start their own cap by March 1, and what to do when the reset value overshoots the market.
👤 Florida Senior Property Tax: SOH + Homestead + §196.075 Senior + 25-Year Long-Term Resident (Why School Taxes Sit Outside)
4 layers of Florida senior relief, and why school taxes sit outside all of them
Average Property Tax Rate by State (2026 Data)
National average is 1.1%. Where does your state rank?
Property Tax Appeal Success Rates by State: 2026 Data & Analysis
Property Tax Appeal Success Rates by State
Property Tax Appeal Success Rates: What the Data Actually Shows (2026)
National average is 40-60%. See state-by-state data.
Property Tax Appeal Statistics: Success Rates, Savings & Data (2026)
Success rates, savings, and outcomes
Every Property Tax Exemption by State: Senior, Veteran, Homestead & Disability (2026)
Homestead, senior, veteran, disability exemptions for all 50 states
Senior Property Tax Exemptions by State: The Complete 2026 Guide
Age-based discounts in every state
Best Ways to Lower Your Property Taxes (2026): 9 Methods That Work
9 methods that work in 2026
Property Tax Exemptions Guide: 8 Types That Could Save You Thousands (2026)
8 types that could save you thousands
How to Lower Property Taxes Without Filing an Appeal
Exemptions and programs that don't require filing
How to Appeal Property Taxes as a Senior
Age-specific strategies and exemptions
2026 Property Tax Increases: What Homeowners Need to Know
Why assessments are surging and how to respond
Property Tax Appeal vs Exemption: Understanding the Difference & Using Both
Property Tax Appeal vs Exemption
Property Tax Exemptions by State 2026: Complete Guide to Homestead, Senior & Veteran Benefits
Property Tax Exemptions by State 2026
Florida Homestead Exemption + Save Our Homes: The Two Programs, Explained Separately
Florida's exemption and its Save Our Homes cap are two diffe
What Evidence Do I Need for a Property Tax Appeal? (2026)
Comparable sales, photos, and assessment errors
How to Appeal Your Property Taxes: The Complete Guide (2026)
Step-by-step from notice to hearing
Can Appealing Your Property Taxes Actually Raise Them? Here's the Truth
The #1 fear and what actually happens
Property Tax Appeal Letter Template: How to Write a Winning Appeal (2026)
Copy, customize, and send in 15 minutes
What Happens at a Property Tax Appeal Hearing (And How to Prepare)
What to expect and how to prepare
How Much Does a Property Tax Appeal Cost?
DIY, flat-fee, and contingency options
How to Find Comparable Sales for Your Property Tax Appeal
Where to find comps and what makes them strong
How Long Does a Property Tax Appeal Take? Timeline by State
Timeline from filing to decision
What Is the Best Evidence to Protest Property Taxes? Expert Guide (2026)
Recent comparable sales carry the most weight, but combining multiple evidence types increases success.
How to Appeal Property Taxes Without a Lawyer (And When You Might Need One)
DIY vs. hiring a professional
How to Appeal Property Taxes Without an Appraisal: Use Comps Instead
Comps vs. formal appraisals
How to Appeal Property Taxes Without Going to a Hearing
Mail, online, and phone appeal options
Property Tax Appeal Strategies for New Homeowners: First-Year Assessment Challenges
Why your first tax bill is often too high, and how to fix it
Mass Appraisal Limitations: How They Lead to Inaccurate Property Taxes
7 flaws in how your county values your home, and how to use them
Is It Worth It to Appeal Property Taxes? (2026 Analysis)
Average savings: $1,100/year
Understanding Your Property Assessment Notice: What Every Homeowner Should Know
What that notice means and what to do next
First-Time Homebuyer's Guide to Property Taxes
What new homeowners need to know
How to Read Your Property Tax Bill
Understanding the numbers and where to look
Is My Property Overassessed? How to Tell
How to tell if you're paying too much
When Should I File My Property Tax Appeal? Critical Deadlines by State (2026)
State-specific deadlines and optimal filing strategies to maximize your chances.
You Just Got Your Property Assessment Notice: Here's Exactly What to Do Next
What to do when your assessment arrives
Divorce and Property Taxes: Who Appeals and How
Divorce and Property Taxes
Inherited Property Tax Appeal: Step-by-Step Guide for 2026
Inherited Property Tax Appeal
New Construction Property Tax Appeals: Fighting Overassessment on Your New Home
New Construction Property Tax Appeals
Property Tax Appeal After Natural Disaster: Your Rights & Relief Options
Property Tax Appeal After Natural Disaster
Best DIY Property Tax Appeal Tools & Resources (2026)
Free and paid tools for self-filers
Ownwell Review 2026: Fees, Complaints & Is It Worth It?
Pricing, success rates, $50M funding, and cheaper alternatives
Ownwell Reviews 2026: What Trustpilot, BBB & Reddit Actually Say
Trustpilot, BBB complaints, and the Reddit threads, analyzed
Is Ownwell Legit? The Facts Behind the Scam Accusations
The verifiable facts behind the scam accusations
Property Tax Appeal Deadline Guide by County (2026)
Deadlines for the top 30 U.S. counties.
Property Tax Appeal After Renovation: What You Need to Know in 2026
When upgrades trigger reassessment
Property Tax Appeals for Investment Properties
Different rules for rentals and commercial
What Happens If You Don't Pay Property Taxes?
Liens, penalties, and how to avoid them
How to Appeal Property Taxes After a Home Renovation: Avoid Over-Assessment
Why renovation cost doesn't equal taxable value, and how to prove it
States With No Property Tax for Seniors: The Real List
The five near-zero states, plus freezes, credits, and deferrals
How Do I Appeal My Property Taxes Myself? Complete DIY Guide
Complete step-by-step instructions
Are Property Tax Protest Companies Worth It? Cost vs. Savings Analysis
Contingency fees vs. flat-fee vs. DIY
What to Write When Protesting Property Taxes: Examples & Templates
Winning phrases and examples
Miami-Dade County Property Tax Appeal: Complete 2026 Guide
Miami
Property Tax Appeal for Rental Properties: A Landlord's Guide
Property Tax Appeal for Rental Properties
Property Tax Appeal Resources
Best Appeal Services Compared
7 companies compared, pricing, coverage, and pros/cons for 2026.
2026 Appeal Deadlines
Every state's deadline, filing method, and what happens if you miss it.
Assessment Ratios by State
Every state's assessment percentage, from 4% to 100%, with worked examples.
9 Ways to Lower Your Property Taxes
From homestead exemptions to formal appeals, every method that works.
Savings Calculator
Check if you're overassessed, enter your assessed value to see potential savings.
Flat Fee vs Contingency: Which Saves More?
$49 flat vs 25-50% of savings, see the break-even math at every savings level.
Frequently Asked Questions
How do I appeal my property tax in Florida?
When can I appeal my property tax in Florida?
What is Florida's property tax assessment ratio?
How much can I save by appealing in Florida?
What evidence do I need for a Florida property tax appeal?
What is the effective property tax rate in Florida?
Can I file a Florida property tax appeal online?
Ready to Appeal Your Florida Property Tax?
Enter your address for a free overassessment analysis. If the numbers support a appeal, your complete evidence packet is $49.