Alachua County Property Tax Appeal — Florida

Rob Hartley·Updated February 28, 2026

Alachua County is located in north-central Florida with Gainesville serving as the county seat and largest city. Home to the University of Florida, the county includes notable municipalities such as Gainesville, Alachua, High Springs, Newberry, and Hawthorne. With a median home value of approximately $201,074 and an effective property tax rate of 1.47%, Alachua County's tax burden is notably higher than the national median rate of 1.02% and the national median annual tax bill of $2,400. The county's median annual property tax bill of $2,949 places it among Florida's higher-taxed counties, making property tax appeals an important tool for homeowners seeking fair assessments.

Notable cities: Gainesville, Alachua, High Springs, Newberry, Hawthorne

Median Home

$201,074

Tax Rate

1.47%

Annual Tax

$2,949

Population

275,000

2026 Appeal Deadline: 25 days from the mailing date on your TRIM notice (typically mid-September)

The deadline to file a property tax appeal is 25 calendar days from the mailing date printed on your TRIM (Truth in Millage) notice, which is typically mailed in mid-August. For example, the 2025 deadline was September 15, 2025. The deadline is firm and appears on the TRIM notice itself. For exemption or classification denials, you have 30 days from when the Property Appraiser mailed the denial notice.

Property in Alachua County, Florida — local tax assessment and appeal guide

How Alachua County Assesses Property

100%of market value

Assessed by: Alachua County Property Appraiser

Assessment cycle: annual

Notices typically mailed: mid-August

Florida law requires the Alachua County Property Appraiser to assess all properties at 100% of market value as of January 1 each year. This means your assessed value equals your property's full market value before exemptions are applied. For example, if your home's market value is $201,074, at Florida's 100% assessment ratio your assessed value would be $201,074, resulting in approximately $2,956 in annual taxes at the county's effective rate of 1.47% before any exemptions.

The Appeal Process

Appeals are heard by the Value Adjustment Board (VAB). Most Alachua County cases are heard by a Special Magistrate who is a qualified appraiser or attorney. Hearings are quasi-judicial proceedings where both you and the Property Appraiser present evidence under oath. The Special Magistrate makes a recommendation to the Value Adjustment Board, which issues the final decision.

Review your TRIM notice carefully when it arrives in mid-August and note the 25-day filing deadline printed on the notice

Consider requesting an informal review with the Alachua County Property Appraiser to resolve errors or discrepancies before filing a formal appeal (note: this does not extend your 25-day deadline)

Complete and file Florida Department of Revenue Form DR-486 (Petition to the Value Adjustment Board) online, by mail, in-person, or by email to the Alachua County Clerk within 25 days of your TRIM notice mailing date

Pay the required $50 filing fee per petition (fees may vary by year, confirm on the VAB portal) and save your confirmation receipt

Gather supporting evidence including recent comparable sales, photographs of your property showing condition issues, repair estimates, independent appraisals, and documentation of property defects

Attend your hearing before a Special Magistrate (you'll receive at least 25 days' notice of your hearing date), present your evidence concisely, and address the Property Appraiser's evidence

If appealing value, pay at least 75% of ad valorem taxes plus all non-ad valorem assessments by the delinquency date (typically April 1) or your petition will be denied

Receive the Special Magistrate's recommendation and the Value Adjustment Board's final decision by mail from the Clerk

If you disagree with the VAB decision, you may file an appeal in circuit court within the timeframe specified in Florida Statutes Section 194.171

Required form: Florida Department of Revenue Form DR-486 (Petition to the Value Adjustment Board)

Filing Methods

online:File online through the Alachua County VAB portal at alachuacounty.us/depts/clerk/vab

mail:Mail to: Alachua County Clerk, VAB Clerk, 12 SE 1st Street, 4th Floor, Gainesville, FL 32601

in-person:Deliver in person to: 12 SE 1st Street, 4th Floor, Gainesville, FL 32601

email:Email petition to dmw@alachuaclerk.org (payment required to complete filing)

Evidence to Bring

Recent comparable sales with addresses, dates, prices, and adjustments for differencesPhotographs showing property condition, defects, or needed repairsRepair estimates or contractor bids for needed workIndependent appraisal reports from licensed appraisersIncome and expense statements for income-producing propertiesWritten statements and physical documentation supporting your valuation

Alachua County Assessor Contact

Alachua County Property Appraiser

Phone: (352) 374-5230

Address: 515 N Main Street, Suite 200, Gainesville, FL 32601

Website: https://www.acpafl.org/

Online Portal: https://alachuacounty.us/depts/clerk/vab/pages/valueadjustmentboard.aspx

Hours: Monday to Friday, 8:00 AM to 5:00 PM (except county holidays)

Tax Exemptions in Alachua County

Homestead Exemption

Up to $50,000 ($25,000 applies to all taxes; second $25,000 applies to non-school taxes and adjusts annually for inflation starting 2025)

Reduces the taxable value of a primary residence for permanent Florida residents

Eligibility: Must own and occupy the property as permanent residence as of January 1, be a permanent Florida resident, and hold legal titleDeadline: March 1

Additional Homestead Exemption for Seniors (65+)

Additional exemption amount based on household income limits set by Florida Department of Revenue

Additional exemption for homeowners age 65 and older with qualifying income

Eligibility: Age 65 or older with household adjusted gross income meeting state limitsDeadline: March 1

Disabled Veterans Exemption

Varies based on disability percentage; 10% or more disability qualifies for partial exemption; 100% permanent and total disability may qualify for full exemption

Exemption for veterans with service-connected disabilities

Eligibility: Veterans with 10% or more service-connected disability rating from the VA; must provide VA disability rating letterDeadline: March 1

Deployed Service Member Exemption

Prorated based on days deployed during preceding calendar year

Additional exemption for active duty service members deployed abroad in qualifying operations

Eligibility: Service members deployed outside continental U.S., Alaska, or Hawaii in support of designated military operationsDeadline: March 1 of the year following the qualifying deployment

Widow/Widower of Military/First Responder

Full exemption available for qualifying surviving spouses

Property tax exemption for surviving spouses of military veterans or first responders killed in the line of duty

Eligibility: Surviving spouse of military veteran or first responder who died in line of duty; specific requirements applyDeadline: March 1

Official Resources

Alachua County Property Appraiser Official Website →

Access property records, assessment information, exemption applications, and contact information for the Property Appraiser's office.

Alachua County Value Adjustment Board Portal →

File your property tax appeal online, check filing deadlines, access petition forms, and view VAB procedures and information.

Florida Department of Revenue Property Tax Forms →

Download official Florida DOR forms including DR-486 petition form, homestead exemption applications, and other property tax documents.

Alachua County Tax Collector →

Pay property taxes online, view tax bills, learn about payment discounts, and access information on payment deadlines and options.

Alachua County Appeal Statistics

Success Rate

70%

Avg Reduction

$1,457

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Alachua County for 2026?

The deadline to file a property tax appeal in Alachua County is 25 calendar days from the mailing date printed on your TRIM (Truth in Millage) notice, which is typically mailed in mid-August each year. The exact deadline date appears on your TRIM notice and is firm with no extensions. Based on recent years, this deadline typically falls in mid-September. For the 2025 tax year, the deadline was September 15, 2025. If you miss this deadline, you will have to wait until the following year to appeal your assessment.

How much does it cost to file a property tax appeal in Alachua County?

The filing fee to submit a property tax appeal petition to the Alachua County Value Adjustment Board is $50 per petition for residential properties. This fee must be paid when you file your DR-486 form to complete the filing process. Fees may vary by year, so it's important to confirm the current amount on the VAB portal when you file. If you file online through the county portal, you can pay electronically. If you file by mail or in person, check with the Clerk's office for accepted payment methods.

What evidence do I need to win a property tax appeal in Alachua County?

To successfully appeal your property tax assessment in Alachua County, you need strong evidence supporting a lower market value. The most effective evidence includes recent comparable sales of similar properties in your neighborhood with addresses, sale dates, prices, and adjustments for differences in size, condition, and features. Also bring photographs showing any property defects, damage, or conditions affecting value, repair estimates from licensed contractors, independent appraisal reports, and documentation of any errors in the property appraiser's records regarding square footage, bedrooms, bathrooms, or other features. Present your evidence clearly and concisely at your hearing.

How much is the homestead exemption worth in Alachua County?

The homestead exemption in Alachua County is worth up to $50,000 off your property's assessed value. The first $25,000 applies to all property taxes including school district taxes, while the second $25,000 applies only to non-school taxes and is available on assessed values over $50,000. Starting with the 2025 tax year, the second $25,000 portion adjusts annually for inflation under Amendment 5. For a home with Alachua County's median effective tax rate of 1.47%, the full $50,000 exemption saves approximately $735 annually. To receive this exemption, you must own and occupy the property as your permanent residence and file by the March 1 deadline.

Can I file my property tax appeal online in Alachua County?

Yes, Alachua County allows you to file your property tax appeal online through the Value Adjustment Board portal on the county's website. You can access the online filing system at alachuacounty.us/depts/clerk/vab to complete and submit your DR-486 petition form electronically. The online system accepts electronic payment of the required $50 filing fee and provides immediate confirmation of your filing. Alternatively, you can file by mail to the Alachua County Clerk at 12 SE 1st Street, 4th Floor, Gainesville, FL 32601, by email to dmw@alachuaclerk.org, or in person at the Clerk's office. Remember that your petition is considered filed when the Clerk receives it, not when you mail it.

What happens at a Value Adjustment Board hearing in Alachua County?

At an Alachua County Value Adjustment Board hearing, your case is typically heard by a Special Magistrate who is a qualified appraiser or attorney. The hearing is a quasi-judicial proceeding where you and the Property Appraiser both present evidence under oath to support your positions on the property's market value. You should start by stating your requested value, then walk through your comparable sales and supporting documents, and address any evidence presented by the appraiser. The hearing is formal but designed to be accessible to homeowners without attorneys. After the hearing, the Special Magistrate makes a recommendation to the Value Adjustment Board, which issues the final decision that you'll receive by mail.

Do I still have to pay my property taxes if I file an appeal in Alachua County?

Yes, if you file a property tax appeal in Alachua County challenging your property's assessed value, you must still pay at least 75% of your ad valorem taxes plus all non-ad valorem assessments by the delinquency date, which is typically April 1. Failure to make this partial payment on time will result in automatic denial of your petition by the Value Adjustment Board. Non-ad valorem assessments include charges for services like solid waste, stormwater, and fire protection. If you win your appeal, you'll receive a corrected tax bill and refund for any overpayment. Early payment discounts apply if you pay between November and February.

How long does the property tax appeal process take in Alachua County?

The property tax appeal process in Alachua County typically takes several months from start to finish. After you file your DR-486 petition within 25 days of your TRIM notice (usually by mid-September), hearings are generally scheduled in the months following TRIM season, often in late fall or winter. You must receive at least 25 days' advance notice of your hearing date. After your hearing, the Special Magistrate issues a recommendation to the Value Adjustment Board, which then makes a final decision. The Clerk will mail you copies of both the recommendation and the final decision. If your appeal is successful and you've already paid your taxes, the Property Appraiser will forward a certificate of correction to the Tax Collector for a revised bill and refund.

For state-wide appeal information including Florida's assessment ratio and deadlines, see our Florida Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

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← All Florida property tax appeal info

Sources: https://www.acpafl.org/ | https://alachuacounty.us/depts/clerk/vab/pages/valueadjustmentboard.aspx | https://www.alachuacollector.com/property-taxes/ | https://www.ownwell.com/trends/florida/alachua-county | https://annaolcese.com/blog/how-to-appeal-your-alachua-county-property-tax-assessment | https://www.tax-rates.org/florida/alachua_county_property_tax

Last verified: 2026-02-28