AppealDesk

Pasco County Property Tax Appeal — Florida

Rob HartleyRob Hartley·Updated February 27, 2026

Pasco County is located on Florida's west central coast approximately 30 miles north of Tampa, with a 2025 population of approximately 682,000 residents making it the 10th largest county in the state. The county seat is Dade City, with major population centers including New Port Richey, Zephyrhills, Wesley Chapel, and Land O' Lakes. Property tax appeals are particularly important in Pasco County as the median tax bill of $2,400 aligns with the national median, while the county's effective property tax rate of 1.24% is higher than both the national median of 1.02% and Florida's state average of 0.75%. With median home values at $211,605 and an effective tax rate of 1.24%, homeowners face significant tax obligations that make reviewing assessments and filing appeals when appropriate a critical financial planning tool.

Notable cities: Dade City, New Port Richey, Zephyrhills, Wesley Chapel, Land O' Lakes

Median Home

$211,605

Tax Rate

1.24%

Annual Tax

$2,400

Population

682,000

2026 Appeal Deadline: 25 days after the mailing of the TRIM notice (typically mailed in August)

Pasco County property owners must file Value Adjustment Board petitions within 25 days of the mailing date shown on their TRIM (Truth in Millage) notice, which is typically mailed in August each year. For the 2025 tax year, the deadline was September 15, 2025. The 2026 deadline will be calculated 25 days from the August 2026 TRIM notice mailing date. Petitions must be received by the Clerk's office by 5:00 PM on the deadline date—postmark dates are not sufficient.

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

How Pasco County Assesses Property

100%of market value

Assessed by: Pasco County Property Appraiser

Assessment cycle: annual

Notices typically mailed: August (TRIM Notice)

In Florida, properties are assessed at 100% of market value as of January 1 each year. This means your assessed value equals your market value before exemptions are applied. For example, if your home's market value is $211,605 (the county median), at Florida's 100% assessment ratio your assessed value would be $211,605. After applying the standard homestead exemption of up to $50,000, your taxable value would be approximately $161,605, resulting in approximately $2,004 in annual taxes at the county's effective rate of 1.24%.

The Appeal Process

Appeals are heard by the Value Adjustment Board (VAB). After filing your petition, you'll receive a certified mail notice with your hearing date before a Special Magistrate. Hearings typically last 15 minutes, and you'll present your evidence while the Property Appraiser may present counter-evidence. The Special Magistrate will issue a recommendation to the VAB, which makes the final decision.

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Step 1: Review your TRIM notice carefully when it arrives in August. Compare your property's assessed value to recent sales of similar homes in your neighborhood and check for errors in property details (square footage, bedrooms, bathrooms, etc.).

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Step 2: Contact the Pasco County Property Appraiser's Office at (352) 521-4433 for an informal review. While this doesn't extend your filing deadline, it may resolve your concerns without a formal appeal. Request your property record card to review the data used for your assessment.

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Step 3: Gather evidence supporting your claim including recent comparable sales (similar properties sold within the past 6-12 months), photographs documenting property condition or damage, contractor estimates for needed repairs, and an independent appraisal if available.

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Step 4: Complete Form DR-486 (available from the Florida Department of Revenue website or Pasco County Clerk's office) and submit it with the $50 filing fee (payable to Nikki Alvarez-Sowles, Esq., Clerk & Comptroller) within 25 days of your TRIM notice mailing date.

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Step 5: Attend your scheduled hearing before a Special Magistrate appointed by the Value Adjustment Board. You will be notified by certified mail of your hearing date, time, and location. Present your evidence and testimony supporting your requested value reduction.

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Step 6: Receive the Special Magistrate's recommendation in writing. You may file a written exception to the VAB if you disagree with the recommendation before the VAB's final hearing.

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Step 7: If the VAB denies your petition or you're unsatisfied with the outcome, you may appeal to the Circuit Court within 60 days of the VAB's final decision, or seek alternative dispute resolution.

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

Filing Methods

mail:Mail to: Pasco County Clerk & Comptroller VAB, 14236 6th Street, Suite 201, Dade City, FL 33523. Must be received by deadline (postmark not sufficient).
in-person:Deliver to Pasco County Clerk's Office, 14236 6th Street, Suite 201, Dade City, FL 33523, by 5:00 PM on deadline date.
online:Contact Pasco County Clerk's office at (352) 521-4433 to inquire about online filing options through the VAB portal.

Evidence to Bring

Comparable sales data (recent sales of similar properties within 1 mile)Photographs documenting property condition, damage, or defectsIndependent appraisal reportContractor estimates for needed repairsProperty record card showing assessment dataDocumentation of property characteristics or errors in county records

Pasco County Assessor Contact

Pasco County Property Appraiser

Phone: (352) 521-4433

Address: 14236 6th Street, Suite 101, Dade City, FL 33523

Website: https://pascopa.com

Online Portal: https://search.pascopa.com

Hours: Monday-Friday, 8:00 AM - 5:00 PM

Tax Exemptions in Pasco County

Homestead Exemption

Up to $50,000 reduction in assessed value

The Florida Homestead Exemption reduces the taxable value of a primary residence by up to $50,000. The first $25,000 applies to all property taxes including school district taxes, while the additional $25,000 applies to property values between $50,000 and $75,000 (excluding school district taxes).

Eligibility: Must own and occupy the property as your permanent residence as of January 1, be a permanent Florida resident, hold a valid Florida driver's license or ID card, and register vehicles in Florida. Neither you nor your spouse may receive a homestead exemption in any other state.Deadline: March 1 of the tax year

Additional Homestead Exemption for Seniors (Income-Qualified)

$50,000 additional reduction in assessed value

Pasco County offers an additional $50,000 exemption for low-income seniors to help them maintain their permanent residences. This exemption was approved by the Board of County Commissioners and became available starting with the 2025 tax year.

Eligibility: Must be 65 years or older, have household income not exceeding $35,167 (2023 limit), and occupy the property as a permanent residence with an existing homestead exemption. Applicants must submit a sworn statement regarding household income by March 1 and provide documentation such as federal income tax returns and wage statements by June 1.Deadline: Sworn statement by March 1; documentation by June 1

Disabled Veterans Exemption

Varies based on disability percentage; totally disabled veterans may receive full exemption

Florida offers property tax exemptions for disabled veterans based on disability percentage as determined by the U.S. Department of Veterans Affairs. Veterans with a 10% or higher service-connected disability may qualify, with exemption amounts increasing with disability percentage.

Eligibility: Must be a veteran with a service-connected disability as certified by the U.S. Department of Veterans Affairs or its predecessor. An unremarried surviving spouse who had been married to the disabled veteran at the time of death is also entitled to this exemption.Deadline: March 1 of the tax year

Widow/Widower Exemption

$500 reduction

An additional $500 exemption is available to unremarried surviving spouses who held property jointly with their deceased spouse and have not remarried. If the widow or widower remarries, they are no longer eligible.

Eligibility: Must be an unremarried widow or widower who was married at the time of spouse's death and holds title to the property. A death certificate must be presented at time of application.Deadline: March 1 of the tax year

Total and Permanent Disability Exemption

$500 reduction

An additional $500 exemption for individuals who are legally blind or totally and permanently disabled (non-veterans). Applicants must provide certification from the Division of Blind Services or other appropriate documentation.

Eligibility: Must be legally blind as certified by the Division of Blind Services, or totally and permanently disabled as certified by an appropriate authority.Deadline: March 1 of the tax year

Official Resources

Pasco County Property Appraiser Official Website →

Access property records, file for exemptions, view assessments, and find contact information for the Pasco County Property Appraiser's office.

Pasco County Property Search Tool →

Search property records by address, parcel ID, or owner name to view current assessments, exemptions, and sales history.

Pasco County Value Adjustment Board →

Official VAB page with petition forms, filing deadlines, meeting schedules, and instructions for appealing your property assessment.

Florida Department of Revenue - Property Tax Forms →

Download Form DR-486 and other official property tax appeal forms, review taxpayer rights, and access Florida property tax statutes and guidelines.

Pasco County Appeal Statistics

Success Rate

70%+ (industry average for professional appeals)

Avg Reduction

$1,149

Check Your Pasco County Assessment

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Pasco County for 2026?
The deadline to file a property tax appeal in Pasco County is 25 days after the mailing date of your TRIM (Truth in Millage) notice, which is typically sent in August. For example, the 2025 tax year deadline was September 15, 2025. The exact 2026 deadline will be 25 days from when the August 2026 TRIM notices are mailed. It's critical to note that your petition must be received by the Pasco County Clerk's Office by 5:00 PM on the deadline date—postmark dates are not sufficient. Missing this deadline means you must wait until the next tax year to challenge your assessment, potentially costing you thousands of dollars in overpaid taxes.
How do I file a property tax appeal in Pasco County?
To file a property tax appeal in Pasco County, you must complete Form DR-486 (Petition to the Value Adjustment Board - Request for Hearing), which is available from the Florida Department of Revenue website or the Pasco County Clerk's office. Submit the completed form along with a $50 non-refundable filing fee (payable to Nikki Alvarez-Sowles, Esq., Clerk & Comptroller) to the Pasco County Clerk & Comptroller VAB at 14236 6th Street, Suite 201, Dade City, FL 33523. You can file by mail, in-person, or potentially online (contact the Clerk's office to verify online options). Your petition must be received—not just postmarked—within 25 days of your TRIM notice mailing date. After filing, you'll be notified of your hearing date before a Special Magistrate.
What is the homestead exemption worth in Pasco County?
The standard Florida Homestead Exemption in Pasco County reduces your property's taxable value by up to $50,000. The first $25,000 exemption applies to all tax levies including school taxes, while the second $25,000 applies to non-school taxes on property valued between $50,000 and $75,000. For a home with a market value of $211,605 (Pasco County's median), the homestead exemption would reduce the taxable value to approximately $161,605, saving roughly $620 per year at the county's 1.24% effective tax rate. Additionally, Pasco County offers a new income-qualified senior exemption providing an additional $50,000 reduction for qualifying seniors age 65+ with household income not exceeding $35,167, potentially doubling the tax savings.
What happens at a Value Adjustment Board hearing in Pasco County?
At a Pasco County Value Adjustment Board hearing, you'll appear before a Special Magistrate (not the full VAB) who will hear your case and the Property Appraiser's response. Most hearings last approximately 15 minutes, though you can request more time on your petition form. You'll present your evidence—such as comparable sales, photographs, appraisals, or contractor estimates—and explain why your property's assessed value should be reduced. The Property Appraiser may present counter-evidence and cross-examine your testimony. The Special Magistrate will then issue a written recommendation to the VAB. You'll receive this recommendation by mail and have the opportunity to file written exceptions before the VAB's final meeting. The VAB typically accepts the Special Magistrate's recommendations unless there are compelling reasons not to. All proceedings are recorded and open to the public.
How much can I save by appealing my property taxes in Pasco County?
The potential savings from a successful property tax appeal in Pasco County depends on how much your assessed value is reduced. Industry data suggests successful appeals result in average savings of $1,149 annually, though individual results vary significantly. For example, if you successfully reduce your assessed value by $20,000 on a homesteaded property in Pasco County, you would save approximately $248 per year at the 1.24% effective tax rate. Over a five-year period, that's $1,240 in savings. Larger valuation reductions can yield substantially more savings. The key is having strong evidence such as recent comparable sales showing your property is overvalued. Even if you only achieve a modest reduction, the savings recur every year until the next reassessment, making appeals financially worthwhile for many homeowners.
What evidence do I need for a successful Pasco County property tax appeal?
The most powerful evidence for a Pasco County property tax appeal includes recent comparable sales data showing similar properties in your area selling for less than your assessed value, ideally within the past 6-12 months and within one mile of your property. You should also gather your property record card from the Property Appraiser showing the data used in your assessment, photographs documenting any damage, deterioration, or functional issues affecting your property's value, and contractor estimates for necessary repairs. An independent appraisal can be valuable but isn't required. Documentation of any errors in your property's recorded characteristics (incorrect square footage, wrong number of bedrooms/bathrooms, or features you don't have) is extremely persuasive. Under new evidence exchange rules effective September 1, 2025, you must provide your evidence to the Property Appraiser at least 15 days before your hearing if you want to receive their evidence in return.
Can I appeal my Pasco County property taxes if I missed the deadline?
If you miss the 25-day deadline after your TRIM notice mailing, you can still file a late petition to the Pasco County Value Adjustment Board, but it must include a statement explaining your good cause for filing late, and the VAB will review it for a Good Cause Determination under Florida Administrative Code Rule 12D-9.015(14). However, the VAB has discretion to reject late petitions, and proving good cause can be difficult. Acceptable reasons typically include serious illness, natural disaster, military deployment, or not receiving your TRIM notice due to postal error. Simply forgetting the deadline or being too busy generally doesn't constitute good cause. If your late petition is rejected, you'll have to wait until the following tax year to challenge your assessment. For this reason, it's critical to mark your calendar when you receive your TRIM notice and file promptly, or consider filing before the deadline even if you're still gathering evidence.
Does Pasco County offer an informal review before I file a formal appeal?
Yes, Pasco County strongly encourages property owners to contact the Property Appraiser's Office for an informal review before filing a formal VAB petition. You can call (352) 521-4433 to request an informal conference where you'll discuss your concerns with a Property Appraiser representative and review the data used to assess your property. Many assessment disputes are resolved at this informal stage without the need for a formal hearing. However, it's extremely important to understand that requesting an informal review does not extend or toll your 25-day filing deadline. If the informal review doesn't resolve your concerns and your deadline is approaching, you should file your VAB petition to preserve your appeal rights. You can always withdraw your petition later if you reach an agreement with the Property Appraiser during the informal review process.

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://pascopa.com | https://www.pascoclerk.com/307/Value-Adjustment-Board | https://www.ownwell.com/trends/florida/pasco-county | https://floridarevenue.com/property/Pages/VAB.aspx | https://en.wikipedia.org/wiki/Pasco_County,_Florida

Last verified: 2026-02-27