AppealDesk

Palm Beach County Property Tax Appeal — Florida

Rob HartleyRob Hartley·Updated February 15, 2026

Palm Beach County, Florida, encompasses 2,248 square miles and is the largest county east of the Mississippi River, larger than Rhode Island and Delaware. With its county seat in West Palm Beach, the county contains major population centers including Boca Raton, Boynton Beach, Delray Beach, Jupiter, and Wellington. In Palm Beach County, the effective property tax rate stands at 1.34%, which is above the national median property tax rate of 1.02%, making property tax appeals particularly important for homeowners seeking to reduce their tax burden. With a median home price of $316,112, the median tax bill in Palm Beach County is $3,327, which is significantly higher than the national median of $2,400.

Notable cities: West Palm Beach, Boca Raton, Boynton Beach, Delray Beach, Jupiter, Wellington, Palm Beach Gardens

Median Home

$316,112

Tax Rate

1.34%

Annual Tax

$3,327

Population

1.5 million

2026 Appeal Deadline: 25 days after TRIM notice mailing

Petitions appealing real property or tangible personal property values must be filed no later than 25 days after the mailing of the "Notice of Proposed Property Taxes" (also known as the "Truth in Millage" or "TRIM" notice). Florida law sets the deadlines for filing a petition on or before the 25th day following the mailing of the TRIM notice from our office. This year's deadline is September 15, 2026.

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

How Palm Beach County Assesses Property

100%of market value

Assessed by: Palm Beach County Property Appraiser

Assessment cycle: annual

Notices typically mailed: Mid-August

All properties are valued as of January 1 each year by the Palm Beach County Property Appraiser. For homesteaded properties, under the Save Our Homes Amendment, annual increases in assessed value are capped at 3% or the rate of inflation (CPI), whichever is lower. If your home's market value is $316,112 (the county median), at Florida's 100% assessment ratio your assessed value would be $316,112, resulting in approximately $4,236 in annual taxes at the county's effective rate of 1.34%.

The Appeal Process

Appeals are heard by the Value Adjustment Board (VAB). Special magistrates experienced in property appraisal techniques or legal matters conduct hearings and recommend decisions to the VAB for final approval. The time frame of these hearings is between late September 2026 and May 2026.

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Step 1: Request an informal conference with a Property Appraiser representative by calling(561) 355-3230 to discuss your concerns before filing a formal petition

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Step 2: Download form DR-486 from the Florida Department of Revenue's website or obtain it from the VAB office or Property Appraiser locations

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Step 3: Complete the petition with all required information including parcel control number, petitioner contact details, and grounds for appeal, along with the $45.00 petition filing fee

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Step 4: File your petition within 25 days of receiving your TRIM notice via online portal, in-person, or mail, and retain your receipt with transaction number and password for accessing myVAB

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Step 5: Attend your hearing before a Special Magistrate scheduled between October through February, presenting evidence such as comparable sales, photos, or repair estimates

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Step 6: If unsuccessful at VAB, you may file an action in circuit court by the applicable deadline set forth in Florida Statute 194.171

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

Filing Methods

online:File online at myVAB through the Clerk's website at https://mypalmbeachclerk.com
in-person:Visit the VAB office on the 2nd floor of the Governmental Center, Room 203, 301 North Olive Avenue, West Palm Beach, FL 33401, or any Clerk branch location
mail:Mail to Value Adjustment Board, 301 North Olive Avenue, Room 203, West Palm Beach, FL 33401

Evidence to Bring

Recent comparable salesProperty condition photosRepair estimatesEvidence of assessment errorsDocumentation of property defects

Palm Beach County Assessor Contact

Palm Beach County Property Appraiser

Phone: (561) 355-3230

Address: 301 North Olive Avenue, 5th Floor, West Palm Beach, FL 33401

Website: https://pbcpao.gov

Online Portal: https://www.mypalmbeachclerk.com/departments/value-adjustment-board-vab

Hours: Monday-Friday 8:30 am - 5:00 pm

Tax Exemptions in Palm Beach County

Homestead Exemption

$25,000 exemption applied to the first $50,000 of assessed value (applies to all taxes). Additional exemption up to $25,722 for 2026 if property value exceeds $50,000 (not applied to school taxes)

If you are a permanent Florida resident, you may be eligible for a homestead exemption, which can save you generally $750 to $1,000 in property taxes each year.

Eligibility: Must be permanent Florida resident and occupy property as primary residence as of January 1Deadline: March 1

Senior Citizen Exemption (65+)

Up to $50,000 additional exemption

Additional exemption for low-income seniors who already have homestead exemption

Eligibility: Palm Beach County senior citizens, age 65 or older, with income below the limit set by the Florida Department of RevenueDeadline: March 1; income information due May 1

Disabled Veteran Exemption

Varies based on disability percentage; total exemption for 100% disabled

Exemption for veterans with service-connected disabilities

Eligibility: Veterans with VA-certified service-connected disabilitiesDeadline: March 1

Widow/Widower Exemption

$500

Additional exemption for surviving spouses

Eligibility: Unmarried surviving spouse who has not remarriedDeadline: March 1

First Responder Survivor Exemption

Total exemption

A surviving spouse of a first responder who died in the line of duty may receive a total exemption on homestead property

Eligibility: Surviving spouse of first responder who died in the line of dutyDeadline: March 1

Official Resources

Palm Beach County Property Appraiser Website →

Official website for property information, assessments, exemptions, and informal review requests

Palm Beach County Value Adjustment Board Online Filing →

File your property tax appeal online through the myVAB system and track your petition status

Florida Department of Revenue VAB Forms →

Download official Form DR-486 and other property tax appeal forms required for filing

Palm Beach County Homestead Exemption Application →

Apply online for homestead exemption to reduce your property tax bill by up to $50,722

Check Your Palm Beach County Assessment

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Palm Beach County?
The deadline to appeal your property value is 25 days after the mailing of your Notice of Proposed Property Taxes (TRIM notice), which is typically mailed in mid-August. For 2026, the deadline is September 15, 2026. These deadlines do not change even if you choose to discuss the issue with the Property Appraiser's office, so you may wish to file a petition before learning the outcome of your informal discussions to avoid missing the filing deadline. You can withdraw your petition later if an agreement is reached.
How do I file a property tax appeal in Palm Beach County online?
You may visit Palm Beach County's VAB website for online petition filing through myVAB. MyVAB allows taxpayers to file petitions to the Value Adjustment Board online and gives them real-time access to their petition and allows them to view petition status and hearing schedules. When filing a petition online, you must pay by MasterCard or Visa. Upon submitting your petition, you will receive a receipt via email with a transaction number and password to access the myVAB system. The filing fee is $45 per parcel for residential properties.
What is the homestead exemption worth in Palm Beach County?
The homestead exemption provides a $25,000 exemption on the first $50,000 of your property's assessed value, which applies to all taxes including school district taxes. An additional exemption of up to $25,722 (for 2026) applies if your property's assessed value exceeds $50,000, though this additional amount is not applied to school district taxes. This can save you generally $750 to $1,000 in property taxes each year. Additionally, homesteaded properties benefit from the Save Our Homes cap, which limits annual assessment increases to 3% or the inflation rate, whichever is lower.
What happens at a Value Adjustment Board hearing in Palm Beach County?
At a VAB hearing, special magistrates experienced in property appraisal techniques or legal matters conduct hearings and recommend decisions to the VAB for final approval. Hearings are scheduled between October through February before a Special Magistrate. You'll present your evidence such as comparable sales, property condition photos, or documentation of errors in the assessment. The evidence package must be submitted to the County according to Florida law at least 2 weeks before the hearing, after which the property appraiser will either discuss a potential settlement or submit counter-evidence. The magistrate issues a recommended decision, which is not final until approved by the Board at an official meeting.
How much can I save by appealing my property taxes in Palm Beach County?
The amount you can save depends on the reduction in your property's assessed value and your effective tax rate. With Palm Beach County's effective tax rate of 1.34% and a median home value of $316,112, each $10,000 reduction in assessed value saves approximately $134 annually. For example, if your appeal results in a $50,000 reduction in assessed value, you would save about $670 per year. If successful, your value will automatically be lowered, and if you've already paid taxes, you'll receive a refund from the County in about 6-8 weeks after the verdict is final. Many property owners find the appeal process worthwhile, especially when assessment increases significantly exceed market conditions.
What evidence do I need for a Palm Beach County property tax appeal?
For a successful appeal, you should gather evidence that demonstrates your property is overvalued. Key evidence includes recent comparable sales of similar properties in your neighborhood (typically within the past 6-12 months), photos documenting any property defects or needed repairs, professional repair estimates or contractor bids, and any errors in the property record such as incorrect square footage or features. The evidence package must be submitted according to Florida law at least 2 weeks before your hearing. At the hearing, you'll argue what you believe the property is worth and attempt to overcome the County's presumption of correctness. The stronger your evidence comparing your property to similar recently sold properties, the better your chances of a successful appeal.
Can I appeal my property tax assessment if I missed the deadline in Palm Beach County?
Late petitions may be accepted ONLY if they include a written explanation and supporting documents showing extraordinary circumstances, such as a personal, family, or business crisis that occurred during or near the petition filing period that reasonably diverted your attention from filing. Vacation or non-emergency absence from the State is not considered an extraordinary circumstance. You must show 'good cause' which means particular extenuating circumstances in complying with the law. If you missed the deadline for appealing your property value but believe you have qualifying circumstances, you should contact the Value Adjustment Board immediately to discuss your options for a late filing.

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)Hillsborough County (Tampa)Lee County (Fort Myers)Miami-Dade County (Miami)
← All Florida property tax appeal info

Sources: https://www.mypalmbeachclerk.com/about-us/frequently-asked-questions-faq/value-adjustment-board-vab-faq | https://pbcpao.gov/file-petition.htm | https://www.ownwell.com/trends/florida/palm-beach-county | https://pbcpao.gov/homestead-exemption.htm | https://pbcpao.gov/contact-us.htm

Last verified: 2026-02-15