Collier County Property Tax Appeal — Florida

Rob Hartley·Updated February 27, 2026

Collier County is located in Southwest Florida with Naples as its county seat and largest city. The county includes notable communities such as Marco Island, Immokalee, and Golden Gate, with a population of approximately 380,000 residents. Property tax appeals are especially important in Collier County due to its above-average home values and tax burden. While the county's effective tax rate of 0.67% to 0.90% is below the national median of 1.02%, the median home value of approximately $357,400 to $405,816 results in median annual property tax bills of $2,399 to $3,434—significantly above the national median of $2,400. This makes Collier County one of the higher property tax counties in Florida despite the relatively moderate rate.

Notable cities: Naples, Marco Island, Immokalee, Golden Gate, Everglades City

Median Home

$405,816

Tax Rate

0.90%

Annual Tax

$3,434

Population

380,000

2026 Appeal Deadline: 25 days from the mailing date of the TRIM (Truth in Millage) notice

Florida law provides property owners with exactly 25 calendar days from the mailing date (not receipt date) of the TRIM notice to file a petition with the Value Adjustment Board. TRIM notices are typically mailed in August, making the deadline usually fall in mid-September. The exact deadline date is printed on your TRIM notice. This deadline is strictly enforced—missing it means waiting until the next tax year to appeal.

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

How Collier County Assesses Property

100%of market value

Assessed by: Collier County Property Appraiser

Assessment cycle: annual

Notices typically mailed: Spring (typically mid-April)

In Florida, properties are assessed at 100% of their market value as of January 1 each year. Collier County uses this full assessment ratio, meaning your assessed value equals your property's fair market value before exemptions are applied. For example, if your home's market value is $405,000, at Florida's 100% assessment ratio your assessed value would be $405,000. With the county's effective tax rate of approximately 0.90%, this would result in approximately $3,645 in annual property taxes before any exemptions. However, homeowners with homestead exemption save significantly more due to the Save Our Homes cap that limits annual assessment increases to 3% or CPI, whichever is lower.

The Appeal Process

Appeals are heard by the Value Adjustment Board (VAB). VAB hearings in Collier County are conducted by independent special magistrates (typically licensed appraisers or attorneys). Hearings last 15-30 minutes and are professional but not intimidating. You'll present your evidence first, the Property Appraiser responds, and the magistrate may ask questions. The magistrate issues a recommended decision which must be approved by the full VAB board.

Step 1: Review your TRIM notice carefully when it arrives in August. Check your property's assessed value, exemptions applied, and the appeal deadline date printed on the notice.

Step 2: Consider requesting an informal review with the Collier County Property Appraiser's office first by calling (239) 252-8141. Many disputes can be resolved at this stage, especially if there are data errors regarding square footage, bedrooms, or missing exemptions.

Step 3: Gather evidence to support your appeal, including recent comparable sales from the past 6-12 months, a professional appraisal (if obtained), photographs showing property condition or damage, repair estimates for needed work, and documentation of any errors in the property record.

Step 4: File Form DR-486 (Petition to the Value Adjustment Board) within 25 days of the TRIM notice mailing date. Include the $15 filing fee. You can file online, by mail, or in person through the Collier Clerk of Courts.

Step 5: Attend your scheduled VAB hearing before a special magistrate (typically scheduled between October and May). Present your evidence in a 15-30 minute hearing. The Property Appraiser will also present their case, and the magistrate will issue a recommended decision.

Step 6: If you disagree with the VAB decision, you may file a lawsuit in circuit court under Florida Statutes §194.171 within 60 days, or wait until the next tax year to file a new appeal.

Step 7: If you win your appeal, the Tax Collector will recalculate your taxes and issue a refund (typically within 3-4 months). Remember to pay at least 75% of your property taxes by March 31 to remain eligible for any refund.

Required form: Form DR-486 (Petition to the Value Adjustment Board)

Filing Methods

online:File online through the Collier County VAB portal at https://app.collierclerk.com/axiaweb2024/ (URL updates annually for current tax year)

mail:Mail to: Collier Clerk of the Circuit Court, Board Minutes and Records/VAB, 3299 Tamiami Trail E., Building F, 4th Floor, Suite 401, Naples, FL 34112

in-person:Submit in person at Collier Clerk of the Circuit Court, 3299 Tamiami Trail E., Building F, 4th Floor, Suite 401, Naples, FL 34112

Evidence to Bring

Comparable sales data from similar properties sold in the past 6-12 monthsProfessional appraisal report (if obtained)Photographs documenting property condition, damage, or defectsRepair estimates or contractor quotes for needed workDocumentation of errors in property records (square footage, bedrooms, features)Market analysis or realtor opinions of value

Collier County Assessor Contact

Collier County Property Appraiser

Phone: (239) 252-8141

Address: 3950 Radio Road, Naples, FL 34104-3750

Website: https://www.collierappraiser.com/

Online Portal: https://app.collierclerk.com/axiaweb2024/

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

Tax Exemptions in Collier County

Homestead Exemption

Up to $50,000 ($25,000 applies to all taxes including schools; additional $25,000 applies to assessed value between $50,000-$75,000 excluding school taxes)

Florida's standard homestead exemption reduces the taxable value of a primary residence for permanent residents.

Eligibility: Must be a permanent Florida resident as of January 1, own and occupy the property as primary residence, and provide proof of residency (Florida driver's license, voter registration, vehicle registration)Deadline: March 1 of the tax year (pre-filing accepted after March 1 for the following year)

Senior Exemption (Additional)

Up to $50,000 additional exemption

Additional exemption available to senior citizens in Collier County who meet income requirements.

Eligibility: Must be 65 years or older as of January 1, have household income not exceeding $38,686 (2026 limit), and qualify for standard homestead exemptionDeadline: June 1 annually (must provide federal income tax returns and wage statements)

Long-Term Resident Senior Exemption

100% of assessed value up to $250,000 just value

Additional exemption equal to the assessed value for qualifying long-term senior residents.

Eligibility: Must be 65+ years old, have lived in the same property for at least 25 years, and have assessed value less than $250,000Deadline: March 1

Disabled Veteran Exemption

100% exemption on homestead property

Complete property tax exemption for totally and permanently disabled veterans.

Eligibility: Must be a veteran with total and permanent service-connected disability, or a veteran confined to a wheelchair. Surviving spouse may continue exemption if they do not remarry.Deadline: March 1

Disability Exemption

$5,000 additional exemption

Additional exemption for totally and permanently disabled Florida residents.

Eligibility: Must be a Florida resident who is totally and permanently disabled. Quadriplegic persons or those requiring wheelchairs may qualify for complete exemption if income requirements are met.Deadline: March 1

Widow/Widower Exemption

$500

Small additional exemption for widows and widowers who are permanent Florida residents.

Eligibility: Must be a widow or widower and permanent Florida residentDeadline: March 1

Official Resources

Collier County Property Appraiser Official Website →

Search property values, apply for exemptions, view assessment records, and access GIS maps for Collier County properties.

Collier County Value Adjustment Board (VAB) Portal →

Official information about the VAB process, filing petitions, hearing procedures, and access to the online filing system.

Florida Department of Revenue - Property Tax Resources →

State-level guidance on property tax appeals, VAB procedures, forms including DR-486, and taxpayer rights under Florida law.

Collier County Property Search Tool →

Look up property details, tax history, assessed values, exemptions, and TRIM notices for any property in Collier County.

Collier County Appeal Statistics

Success Rate

37% better than county average per TaxProper data

Avg Reduction

$650

Check Your Collier County Assessment

Enter your address to see if your Collier County property is overassessed.

✓ All 50 states✓ Instant results✓ $49 flat fee

Frequently Asked Questions

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

You have exactly 25 calendar days from the mailing date of your TRIM (Truth in Millage) notice to file an appeal with the Collier County Value Adjustment Board. The TRIM notices are typically mailed in August, making the deadline usually fall in mid-September 2026. The exact deadline will be printed on your TRIM notice when you receive it. This deadline is strictly enforced under Florida Statutes §194.011, and missing it means you must wait until the next tax year to appeal. The deadline is based on the mailing date, not the date you receive the notice, so act promptly when your TRIM notice arrives.

How do I file a property tax appeal in Collier County online?

To file your appeal online, visit the Collier County VAB portal at https://app.collierclerk.com/axiaweb2024/ (the URL is updated annually for the current tax year). You'll need to complete Form DR-486 (Petition to the Value Adjustment Board) and pay a $15 filing fee online. The online system allows you to upload supporting documents like comparable sales data, photographs, and appraisal reports. After filing, you'll receive confirmation and later a hearing notice with your scheduled date and time. The online portal also lets you track the status of your petition and receive updates electronically throughout the appeal process.

What is the homestead exemption worth in Collier County?

The Florida homestead exemption provides up to $50,000 in assessed value reduction for Collier County homeowners. The first $25,000 applies to all property taxes including school district taxes, while the second $25,000 applies only to assessed values between $50,000 and $75,000 (excluding school taxes). For a home assessed at $405,000 (the county median), the standard homestead exemption could save approximately $450-$500 annually depending on the millage rate. However, the real savings come from the Save Our Homes cap, which limits your annual assessment increase to just 3% or the Consumer Price Index (whichever is lower), protecting you from steep market value increases. Homeowners must apply by March 1 and occupy the property as their primary residence as of January 1.

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

Your Collier County VAB hearing will be conducted by an independent special magistrate, typically a licensed real estate appraiser or attorney with property valuation experience. The hearing lasts 15-30 minutes and follows a structured format where you present your evidence first, followed by the Property Appraiser's response, and then questions from the magistrate. You should bring all supporting evidence including comparable sales, photographs, appraisals, and documentation of any errors. The hearing is professional but not intimidating—think of it as a structured conversation about your property's value. After the hearing, the magistrate issues a recommended decision to the full Value Adjustment Board, which typically adopts the recommendation. You'll receive the final decision in writing, usually within several weeks.

How much can I save by appealing my property taxes in Collier County?

According to TaxProper data, successful appeals in Collier County result in average savings of $650 per year, though individual results vary based on your property's specific circumstances. The amount you save depends on how much the assessed value is reduced and the applicable millage rate. For example, if you successfully reduce your assessed value by $50,000 on a property with Collier County's 0.90% effective tax rate, you would save approximately $450 annually. These savings continue year after year, not just for one year. Properties that are significantly overvalued compared to recent comparable sales, have incorrect property data (wrong square footage), or have condition issues not reflected in the assessment tend to achieve the largest reductions.

Can I request an informal review before filing a formal appeal in Collier County?

Yes, and it's highly recommended to contact the Collier County Property Appraiser's office at (239) 252-8141 to request an informal review before filing a formal VAB petition. During this informal meeting, you can discuss your concerns with an appraiser representative and present evidence like comparable sales or property data errors. Many disputes are resolved at this informal stage, especially issues involving incorrect square footage, missing exemptions, or obvious errors in the property record. The informal review doesn't extend your 25-day filing deadline, so you should still file a formal petition within the deadline as a safety measure. Even if the informal review doesn't resolve your dispute, it helps you understand the Property Appraiser's position before your formal hearing.

What evidence do I need for a successful property tax appeal in Collier County?

The most effective evidence for a Collier County appeal includes recent comparable sales of similar properties within your neighborhood sold in the past 6-12 months, showing that similar homes sold for less than your assessed value. You should also provide photographs documenting your property's condition, any damage, deferred maintenance, or issues affecting value. If you obtained a professional appraisal, include the full report. Document any errors in the Property Appraiser's records such as incorrect square footage, wrong number of bedrooms or bathrooms, or features your property doesn't have. Repair estimates from licensed contractors for needed work also strengthen your case. Under Florida Statutes §193.011, you must prove by a preponderance of evidence that your assessed value doesn't represent just value, so organize your evidence clearly and present comparable properties that are truly similar in size, age, location, and condition.

When will I receive a refund if my Collier County property tax appeal is successful?

If your appeal is successful, you can expect to receive your property tax refund approximately 3-4 months after the Value Adjustment Board approves the magistrate's decision. The Tax Collector's office will recalculate your taxes based on the reduced assessed value and issue a refund check for the overpayment. The refund is sent to whoever paid the taxes—if your mortgage company paid from escrow, they receive the refund. Important: You must pay at least 75% of your original property tax bill by March 31 to remain eligible for a refund, even if your appeal is pending. If you don't pay the required amount and your taxes become delinquent on April 1, any awarded tax relief will be denied regardless of when your hearing is scheduled.

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 →

More Florida Counties

Brevard County (Titusville)Broward County (Fort Lauderdale)Duval County (Jacksonville)Escambia County (Pensacola)Hillsborough County (Tampa)Lake County (Clermont)

← All Florida property tax appeal info

Sources: https://www.collierappraiser.com/ | https://www.collierclerk.com/board-records-vab/value-adjustment-board/ | https://www.ownwell.com/trends/florida/collier-county | https://www.tax-rates.org/florida/collier_county_property_tax | https://floridarevenue.com/property/Pages/VAB.aspx | https://colliertaxcollector.com/

Last verified: 2026-02-27