Seminole County Property Tax Appeal — Florida

Rob Hartley·Updated February 27, 2026

Seminole County is located in central Florida with its county seat in Sanford, the county's largest city. With a 2020 population of 470,856, it ranks as Florida's 13th most populous county and is part of the Orlando-Kissimmee-Sanford Metropolitan Statistical Area. The county comprises seven cities including Altamonte Springs, Casselberry, Lake Mary, Longwood, Oviedo, Sanford, and Winter Springs. Property tax appeals are particularly important here as homeowners face a median annual tax bill of $2,968, which is $568 higher than the national median of $2,400, despite having an effective tax rate of 0.89% that is actually lower than the national median of 1.02%.

Notable cities: Sanford, Altamonte Springs, Lake Mary, Oviedo, Winter Springs, Longwood, Casselberry

Median Home

$327,533

Tax Rate

0.89%

Annual Tax

$2,968

Population

470,856 (2020 Census)

2026 Appeal Deadline: 25 days from the date the TRIM notice is mailed

Property owners must file their appeal within 25 days from the date the Truth in Millage (TRIM) notice is mailed, which typically occurs in mid-August. For the 2025 tax year, TRIM notices were available on August 18, 2025. This means most appeals must be filed by mid-September, though the exact deadline depends on when your individual notice was mailed.

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

How Seminole County Assesses Property

100%of market value

Assessed by: Seminole County Property Appraiser

Assessment cycle: annual

Notices typically mailed: August (mid-month)

In Florida, properties are assessed at 100% of their market value as of January 1st each year. The Seminole County Property Appraiser determines the market value, which is then used to calculate taxes after exemptions are applied. For example, if your home's market value is $327,533 (the county median), at Florida's 100% assessment ratio your assessed value would be $327,533. After applying a standard $50,000 homestead exemption, your taxable value would be $277,533, resulting in approximately $2,470 in annual taxes at the county's effective rate of 0.89%.

The Appeal Process

Appeals are heard by the Value Adjustment Board (VAB). Most hearings are conducted by a special magistrate appointed by the VAB and typically last 15 minutes. You will present your evidence, and the property appraiser may cross-examine or object to your evidence. The special magistrate makes a recommendation to the VAB, which issues the final decision within 20 days.

Step 1: Review your TRIM (Truth in Millage) notice received in August and gather evidence including recent comparable sales, appraisals, photos of property condition, and repair estimates if applicable.

Step 2: Consider requesting an informal conference with the Seminole County Property Appraiser by calling (407) 665-7506 to discuss your concerns before filing a formal petition.

Step 3: Complete Form DR-486 (Petition to Value Adjustment Board) available from the Florida Department of Revenue website or Seminole County Clerk's office, and file within 25 days of your TRIM notice date along with the $15 filing fee.

Step 4: Submit your petition online through the Seminole County VAB portal, by mail, or in person to the Clerk's office. You will receive a confirmation and petition number upon filing.

Step 5: Attend your scheduled hearing before a special magistrate (or the Value Adjustment Board) where you will present your evidence. You'll receive notice of your hearing date at least 25 days in advance.

Step 6: Receive the special magistrate's recommendation and the VAB's final decision in writing. If you disagree with the decision, you may file an action in Circuit Court within 60 days of the VAB's final certification.

Step 7: If your appeal is denied or partially granted and you wish to pursue further action, consult with a property tax attorney about filing an appeal to Circuit Court.

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

Filing Methods

online:File through the Seminole County Clerk's online VAB portal at https://www.seminoleclerk.org/value-adjustment-board/

mail:Mail to: Seminole County Clerk of the Circuit Court, Value Adjustment Board, P.O. Box 8099, Sanford, FL 32772-8099

in-person:Deliver to the Seminole County Clerk's Office during business hours

Evidence to Bring

Recent comparable sales data for similar propertiesProfessional appraisal reportPhotographs showing property condition or defectsRepair estimates or inspection reportsDocumentation of property characteristics that may lower value

Seminole County Assessor Contact

Seminole County Property Appraiser

Phone: (407) 665-7506

Address: 1101 E. 1st Street, Sanford, FL 32771

Website: https://www.scpafl.org/

Online Portal: https://www.seminoleclerk.org/value-adjustment-board/

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

Tax Exemptions in Seminole County

Homestead Exemption

Up to $50,000

Available to homeowners who use the property as their primary residence as of January 1st of the tax year

Eligibility: Must own and occupy the property as primary residence on January 1st. The first $25,000 applies to all property taxes including school taxes. The additional $25,000 applies to the assessed value between $50,000 and $75,000 and excludes school board taxes.Deadline: March 1

Senior Exemption (Low-Income)

Varies by income; applies only to county, city, and special district taxes (not school taxes)

Additional exemption for senior citizens age 65 or older with household income below state limits

Eligibility: Must be 65 or older as of January 1st, qualify for homestead exemption, and have household income below $36,745 (2025 tax year limit)Deadline: March 1

Senior Exemption (25-Year Resident)

100% exemption on properties valued under $250,000

Complete exemption for qualifying long-term senior residents

Eligibility: Must be 65 or older, have lived in homestead for at least 25 years, and property just value must be less than $250,000Deadline: March 1

Disabled Veterans Exemption

Varies from partial to total exemption based on disability percentage

Exemption for honorably discharged veterans with service-connected disabilities

Eligibility: Must be Florida resident, honorably discharged, have service-connected disability, and use property as homesteadDeadline: March 1

Disability Exemption (Wheelchair-bound or Legally Blind)

$5,000

Additional exemption for qualifying disabled individuals

Eligibility: Must have homestead exemption, be wheelchair-bound for mobility or legally blind, and meet household income requirements (unless quadriplegic). For 2025 tax year, household income must be less than $36,745.Deadline: March 1

Widow/Widower Exemption

$5,000

Exemption for surviving spouses

Eligibility: Must be the unremarried surviving spouse of a deceased person who had established permanent residence in FloridaDeadline: March 1

Official Resources

Seminole County Property Appraiser Website →

Official site for property assessments, exemption applications, property searches, and assessment information.

Seminole County Value Adjustment Board (VAB) Portal →

Online portal to file appeals, view petition status, upload evidence, and access VAB hearing information.

Florida Department of Revenue Property Tax Resources →

State agency providing VAB forms, taxpayer guides, property tax laws, and official procedures for appeals.

Seminole County Tax Collector →

Pay property taxes, view tax bills, access payment schedules, and find information about discounts and deadlines.

Check Your Seminole County Assessment

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Frequently Asked Questions

What is the deadline to file a property tax appeal in Seminole County for 2026?

The deadline to file a property tax appeal in Seminole County is 25 days from the date your Truth in Millage (TRIM) notice is mailed, which typically occurs in mid-August each year. For the 2026 tax year, TRIM notices will be mailed in August 2026, and you must file your petition within 25 days of that mailing date. Most appeals are due in mid-September, but your specific deadline depends on when your individual notice was mailed. Missing this deadline means you lose your right to appeal for that tax year, so it's critical to file promptly upon receiving your TRIM notice.

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

You can file a property tax appeal online through the Seminole County Clerk's Value Adjustment Board portal. Visit https://www.seminoleclerk.org/value-adjustment-board/ and click on the online filing portal link. You'll need to register as a new user each tax year, complete Form DR-486 electronically, upload supporting evidence such as comparable sales data or appraisals, and pay the $15 filing fee by credit card. The online system allows you to submit your petition, track its status, and receive hearing notifications electronically. After filing, you'll receive a confirmation number and petition receipt.

What is the homestead exemption worth in Seminole County?

The homestead exemption in Seminole County is worth up to $50,000 off your assessed property value, which can save you approximately $800 annually in property taxes. The first $25,000 applies to all taxing authorities including schools, while the additional $25,000 applies only to non-school taxes and only to the assessed value between $50,000 and $75,000. For example, on a home assessed at $327,533 (the county median), the full $50,000 exemption reduces your taxable value to $277,533. You must apply by March 1st and occupy the property as your primary residence on January 1st to qualify.

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

At a Seminole County Value Adjustment Board hearing, you'll present your case before a special magistrate (or the full VAB board) in a proceeding that typically lasts 15 minutes. You'll present evidence such as comparable sales, appraisals, photographs, or repair estimates to support your claim that your property is overvalued. The property appraiser may cross-examine your evidence or present their own supporting documentation. The special magistrate then makes a recommendation to the VAB, which issues a final written decision within 20 days. You'll be notified of your hearing date at least 25 days in advance, and hearings generally begin in mid-October and continue through the fall.

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

The amount you can save by appealing depends on how much your property value is reduced and the applicable tax rates. In Seminole County, with an effective tax rate of 0.89%, every $10,000 reduction in assessed value saves approximately $89 annually. If your appeal successfully reduces your assessed value by $25,000, you would save about $222 per year. Some sources report that successful appeals save homeowners an average of $700 to $1,149 annually in Seminole County, though results vary based on individual circumstances. With approximately 25% of homes potentially overassessed, filing an appeal when you have strong comparable sales evidence can result in significant multi-year savings.

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

To succeed in your Seminole County property tax appeal, you need compelling evidence that your property's assessed value exceeds its market value. The strongest evidence includes recent sales (within the past 12 months) of three to five comparable properties in your neighborhood that sold for less than your assessed value, adjusted for differences in size, condition, and features. Professional appraisals conducted by licensed appraisers carry significant weight. Property condition evidence such as photographs showing deferred maintenance, damage, or functional obsolescence, along with contractor repair estimates, can support claims of reduced value. You should also provide documentation of any unique characteristics that negatively affect value, such as location near busy roads or unusual floor plans.

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

Yes, Seminole County strongly encourages property owners to request an informal conference with the Property Appraiser's office before filing a formal Value Adjustment Board petition. You can contact the office at (407) 665-7506 to schedule a meeting to discuss your concerns about your property's assessed value. During this informal conference, an appraiser will review your evidence and may agree to adjust your value without the need for a formal hearing. This informal review doesn't change or extend your filing deadline for a formal petition, so you should still file your DR-486 form within 25 days of your TRIM notice date even while pursuing the informal review. Many property value disputes are resolved at this informal stage.

What is the Save Our Homes cap and how does it affect my Seminole County property taxes?

Florida's Save Our Homes (SOH) provision caps the annual increase in your homesteaded property's assessed value at 3% or the percentage change in the Consumer Price Index, whichever is lower, regardless of how much your property's market value increases. In Seminole County, the average Save Our Homes capped amount per homesteaded property is $150,186 in protected value, meaning homeowners with long-term ownership save substantial amounts compared to new buyers. For example, if your property's market value increases by 10% in one year, your assessed value for tax purposes can only increase by a maximum of 3%. This benefit is transferable (portable) up to $500,000 when you move to a new Florida homestead, allowing you to take accumulated savings to your next primary residence.

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.scpafl.org/ | https://www.seminoleclerk.org/value-adjustment-board/ | https://www.ownwell.com/trends/florida/seminole-county | https://floridarevenue.com/property/Pages/VAB.aspx | https://www.seminolecountyfl.gov/departments-services/isi/economic-development/area-information | https://en.wikipedia.org/wiki/Seminole_County,_Florida

Last verified: 2026-02-27