AppealDesk

Hernando County Property Tax Appeal — Florida

Rob HartleyRob Hartley·Updated February 28, 2026

Hernando County is located on Florida's Gulf Coast with Brooksville serving as the county seat. Major population centers include Spring Hill, Brooksville, and Hernando Beach. With a median home value of $239,781, the county's effective property tax rate of 0.81% is significantly lower than both the national median of 0.99% and the Florida state median of 1.14%. Property tax appeals are particularly important in Hernando County, as homeowners have opportunities to challenge overassessments and potentially reduce their annual tax burden, with median annual tax bills of $1,941 falling below the national median of $2,400.

Notable cities: Brooksville, Spring Hill, Hernando Beach, Nobleton, Ridge Manor

Median Home

$239,781

Tax Rate

0.81%

Annual Tax

$1,941

Population

Approximately 195,000

2026 Appeal Deadline: Within 25 days of the mailing date of the TRIM (Truth in Millage) Notice, typically sent in August

Property owners receive a TRIM Notice in August each year showing the proposed assessed value. You have 25 days from the date the TRIM Notice is mailed (not from when you receive it) to file a petition with the Value Adjustment Board. The exact deadline date is printed on your TRIM Notice. Missing this deadline generally results in loss of appeal rights for that tax year.

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

How Hernando County Assesses Property

100%of market value

Assessed by: Hernando County Property Appraiser

Assessment cycle: annual

Notices typically mailed: Spring (typically mid-April)

In Florida, properties are assessed at 100% of market value as of January 1 each year. However, the taxable assessed value may be lower due to exemptions like the homestead exemption and the Save Our Homes cap, which limits annual increases to 3% for homesteaded properties. For example, if your home's market value is $239,781 (Hernando County's median), at Florida's 100% assessment ratio your assessed value would be $239,781 before exemptions. With a standard $50,000 homestead exemption, your taxable value becomes $189,781, resulting in approximately $1,537 in annual taxes at the county's effective rate of 0.81%.

The Appeal Process

Appeals are heard by the Value Adjustment Board (VAB). VAB hearings are formal proceedings where both you and the Property Appraiser's representative present evidence. Hearings are recorded and open to the public. A special magistrate or the full board will review all evidence and make a determination on your property's assessed value.

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Step 1: Request an informal review with the Hernando County Property Appraiser's office at (352) 754-4190 before filing a formal appeal. This optional step can resolve issues without formal proceedings and may result in corrections to your assessment if errors are found.

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Step 2: If the informal review doesn't resolve your concerns, file a petition with the Value Adjustment Board within 25 days of the TRIM Notice mailing date. Complete Form DR-486 and pay the $50 non-refundable filing fee (homestead exemption denials do not require a fee). Petitions can be submitted by email to vab@hernandoclerk.org, by mail, in person, or by fax.

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Step 3: Gather evidence to support your appeal, including recent comparable sales of similar properties within one mile, photographs documenting property condition or defects, independent appraisals, repair estimates for needed work, and documentation of any errors in the property record (square footage, number of rooms, etc.).

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Step 4: Attend your Value Adjustment Board hearing (in-person or virtual). The VAB consists of two County Commissioners, one School Board member, and two citizen members, though most hearings are conducted by special magistrates. Present your evidence and testimony. Most hearings take approximately 15 minutes. You must pay at least 75% of your property taxes before the hearing if appealing assessed value.

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Step 5: Receive the VAB's written decision. If successful, your assessed value will be reduced and the Tax Collector will issue a refund for any overpayment. If denied, you can file a lawsuit in circuit court within 60 days of the VAB decision as a final appeal option.

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

Filing Methods

email:vab@hernandoclerk.org
mail:Clerk to the Value Adjustment Board, 20 North Main Street, Room 362, Brooksville, FL 34601
in-person:20 North Main Street, Room 362, Brooksville, FL 34601
fax:(352) 754-4239

Evidence to Bring

Recent comparable sales (similar properties sold within the past 6-12 months)Photographs of property condition, defects, or needed repairsIndependent appraisal reportRepair estimates or contractor quotesDocumentation of property record errors (incorrect square footage, room count, features)

Hernando County Assessor Contact

Hernando County Property Appraiser

Phone: (352) 754-4190

Address: 201 Howell Avenue, Suite 300, Brooksville, FL 34601

Website: https://hernandocountypa-florida.us

Online Portal: https://propsearch.hernandocountypa-florida.us

Hours: Monday through Friday, 8:00 AM to 4:30 PM

Tax Exemptions in Hernando County

Homestead Exemption

Up to $50,000 (first $25,000 applies to all taxes; additional $25,000 applies to non-school taxes on value between $50,000-$75,000)

Reduces the taxable value of a primary residence for Florida residents who own and occupy the property as of January 1

Eligibility: Must own and occupy property as permanent residence on January 1; must be a Florida residentDeadline: March 1

Additional Senior Exemption (Low-Income)

Up to $50,000 additional exemption (amount varies by county adoption)

Additional exemption for senior citizens with limited household income, applies only to county and municipal taxes (not school taxes)

Eligibility: Must be age 65 or older as of January 1; must already have homestead exemption; household adjusted gross income must not exceed $36,614 (2026 limit, adjusted annually)Deadline: March 1 (must reapply annually with income verification)

Disabled Veteran Exemption

Varies from partial to total exemption based on disability percentage; 100% disabled veterans may receive total exemption

Provides tax relief for veterans with service-connected disabilities

Eligibility: Must be honorably discharged veteran with service-connected disability certified by VA; surviving spouses may also qualifyDeadline: March 1

Widow/Widower Exemption

$5,000

Additional exemption for surviving spouses

Eligibility: Must be a widow or widower who has not remarried and is a permanent Florida residentDeadline: March 1

Disability Exemption

$500 or total exemption depending on income and disability type

For residents who are blind, totally and permanently disabled, or require wheelchair mobility

Eligibility: Must meet disability criteria and income limitations as defined by Florida StatutesDeadline: March 1

Official Resources

Hernando County Property Appraiser Official Website →

Search property records, check assessed values, apply for exemptions, and access GIS maps and parcel information.

Hernando County Value Adjustment Board (VAB) →

File appeals, download petition forms, view filing deadlines, and access information about the VAB hearing process.

Florida Department of Revenue - Property Tax Forms →

Official state forms for VAB petitions, exemption applications, and comprehensive guides for Florida property taxpayers.

Hernando County Property Tax Payment Portal →

Pay property taxes online, view tax bills, search property tax records, and print receipts for Hernando County properties.

Check Your Hernando County Assessment

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

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Hernando County for 2026?
The deadline to file a property tax appeal in Hernando County is 25 days from the mailing date of your TRIM (Truth in Millage) Notice, which is typically sent in August. The specific deadline date will be printed on your TRIM Notice. It's important to note that the 25-day period begins on the date the notice is mailed by the Property Appraiser's office, not the date you receive it in the mail. If you miss this deadline, you generally lose your right to appeal your assessment for that tax year. To file your appeal, you must submit a petition to the Value Adjustment Board with the required $50 filing fee.
How do I file a property tax appeal in Hernando County?
To file a property tax appeal in Hernando County, you must submit a Petition to the Value Adjustment Board (Form DR-486) within 25 days of receiving your TRIM Notice. Before filing a formal appeal, you can request an informal review with the Property Appraiser's office by calling (352) 754-4190, which may resolve your concerns without formal proceedings. If you proceed with a formal appeal, you can file by email to vab@hernandoclerk.org, by mail to 20 North Main Street Room 362 Brooksville FL 34601, in person at the same address, or by fax to (352) 754-4239. You must pay a $50 non-refundable filing fee, and the petition is not considered filed until payment is received. Forms are available through the Florida Department of Revenue website or the Hernando County Property Appraiser's website.
What is the homestead exemption worth in Hernando County?
The homestead exemption in Hernando County can reduce your taxable property value by up to $50,000, resulting in significant annual tax savings. The first $25,000 of the exemption applies to all property taxes, including school district taxes. The additional $25,000 exemption applies only to non-school taxes and is available for assessed values between $50,000 and $75,000. For a home with Hernando County's median value of $239,781, the homestead exemption would reduce the taxable value to $189,781, saving approximately $404 per year at the county's 0.81% effective tax rate. To qualify, you must own and occupy the property as your permanent residence on January 1 and apply by March 1 through the Property Appraiser's office at (352) 754-4190.
What happens at a Value Adjustment Board hearing in Hernando County?
A Value Adjustment Board (VAB) hearing in Hernando County is a formal proceeding where you present evidence to challenge your property's assessed value. The hearing is typically conducted by a special magistrate, though the full VAB (consisting of two County Commissioners, one School Board member, and two citizen members) makes final decisions. Most hearings last approximately 15 minutes. You'll present your evidence, which may include comparable sales data, photographs, appraisals, and documentation of property defects or errors. The Property Appraiser's representative will also present their evidence supporting the current assessment. All hearings are recorded and open to the public. After the hearing, you'll receive a written decision. If your appeal is successful, your assessed value will be reduced and you'll receive a refund from the Tax Collector for any overpayment.
How much can I save by appealing my property taxes in Hernando County?
The amount you can save by appealing your property taxes in Hernando County depends on how much your assessed value is reduced. With the county's effective tax rate of 0.81%, every $10,000 reduction in assessed value saves approximately $81 per year. For example, if you successfully reduce your home's assessed value from $250,000 to $225,000 (a $25,000 reduction), you would save about $203 annually. Given that approximately 25% of homes nationwide are over-assessed by an average of $5,000, Hernando County homeowners could potentially save $40-$400 or more per year through a successful appeal. Additionally, if your appeal is resolved after you've already paid your taxes, the Tax Collector will issue a refund for the overpayment, which can take several weeks to process after settlement.
What evidence do I need for a successful property tax appeal in Hernando County?
To build a strong property tax appeal in Hernando County, you need objective, factual evidence that demonstrates your property's true market value is lower than the assessed value. The most compelling evidence includes recent comparable sales of similar properties within one mile of your home that sold for less than your assessed value, an independent professional appraisal conducted within the past year, and photographs documenting property defects, needed repairs, or unfavorable conditions. You should also verify your property record for errors such as incorrect square footage, wrong number of bedrooms or bathrooms, or features you don't have (like a pool or garage). Contractor repair estimates can support claims of needed work. The Hernando County Property Appraiser's GIS maps can help identify comparable properties and verify property boundaries. Evidence must be submitted to the Property Appraiser at least 15 days before your hearing if you want to exchange evidence.
Can I appeal my Hernando County property taxes if I recently bought my home?
Yes, you can appeal your Hernando County property taxes even if you recently purchased your home, and in some cases, a recent purchase price may actually strengthen your appeal. If you bought your home for less than the assessed value, your closing statement can serve as strong evidence of the property's actual market value as of the sale date. However, Florida property assessments are based on the property's value as of January 1 each year, so if you purchased the home after January 1, that sale may not reflect the assessment date value. You should still file an appeal if you believe the assessed value exceeds market value. Gather additional evidence such as comparable sales from around January 1, an independent appraisal, or documentation of property issues. The 25-day deadline after receiving your TRIM Notice still applies, and you must pay at least 75% of your property taxes before they become delinquent on April 1 to maintain your appeal rights.
Does Hernando County offer additional property tax exemptions for seniors over 65?
Yes, Hernando County offers an additional low-income senior exemption for residents age 65 or older who already have a homestead exemption. This additional exemption can provide up to $50,000 more in assessed value reduction, though it applies only to county and municipal taxes, not school district taxes. To qualify for 2026, you must be at least 65 years old as of January 1, maintain your property as your permanent residence, and have a total household adjusted gross income that does not exceed $36,614 (this amount is adjusted annually for inflation). You must apply by March 1 each year using Form DR-501SC and provide documentation of household income, including federal tax returns or Social Security statements. This exemption requires annual renewal with income verification. For more information and to apply, contact the Hernando County Property Appraiser at (352) 754-4190 or visit their office at 201 Howell Avenue Suite 300 in Brooksville.

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://hernandoclerk.com/county-services/value-adjustment-board/ | https://www.ownwell.com/trends/florida/hernando-county | https://hernandopropertyappraiser.org/ | https://floridarevenue.com/property/Pages/VAB.aspx | https://www.hernandocounty.us/departments/other-government-agencies/property-appraiser

Last verified: 2026-02-28