Volusia County Property Tax Appeal — Florida

Rob Hartley·Updated February 27, 2026

Volusia County is located in east-central Florida along the Atlantic coast, with DeLand serving as the county seat since 1887. With an estimated 2026 population of 623,072, it is Florida's 12th largest county and part of the Deltona-Daytona Beach-Ormond Beach metropolitan area. Property tax appeals matter here because Volusia County has a median effective property tax rate of 0.93%, which is slightly below the national median of 1.02%, yet the median annual tax bill of $2,466 is $66 higher than the national median of $2,400. With a median home value between $251,400 and $257,000, property owners face relatively high property taxes compared to other Florida counties, ranking 21st among Florida's 67 counties by median property tax.

Notable cities: DeLand, Daytona Beach, Deltona, Ormond Beach, New Smyrna Beach, Port Orange

Median Home

$251,400

Tax Rate

0.93%

Annual Tax

$2,466

Population

623,072

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

Property owners must file their petition with the Value Adjustment Board within 25 days of the date the TRIM (Truth in Millage) notice is mailed, typically in August. The exact deadline date is printed on your TRIM notice. For denial of exemptions or classifications, the deadline is 30 days after the denial letter is mailed. The VAB must receive the petition by the deadline; postmarking by the deadline is not sufficient.

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

How Volusia County Assesses Property

100%of market value

Assessed by: Volusia County Property Appraiser

Assessment cycle: annual

Notices typically mailed: August (TRIM notices)

In Florida, properties are assessed at 100% of fair market value as of January 1 each year. The Volusia County Property Appraiser estimates the market value, which is then subject to the Save Our Homes assessment cap (3% annually for homestead properties). For example, if your home's market value is $251,400 (the county median), at Florida's 100% assessment ratio your assessed value would be $251,400 (before exemptions). At the county's effective rate of 0.93%, this would result in approximately $2,338 in annual taxes. However, with the standard homestead exemption of up to $50,000, your taxable value would be reduced to $201,400, resulting in approximately $1,873 in annual taxes.

The Appeal Process

Appeals are heard by the Value Adjustment Board (VAB). Hearings are conducted by special magistrates who may be attorneys with property law experience or certified appraisers. The magistrate will review your evidence and the Property Appraiser's assessment, then make a recommendation to the VAB, which makes the final decision.

Step 1: Review your TRIM (Truth in Millage) notice when it arrives in August. Check your property's market value, assessed value, and proposed taxes for accuracy.

Step 2: Contact the Volusia County Property Appraiser's Office at (386) 736-5901 for an informal review. Many disputes are resolved at this stage without filing a formal petition. The appraiser can explain how your property was valued and may make corrections if errors are found.

Step 3: If the informal review does not resolve your concerns, file a petition with the Value Adjustment Board (VAB) within 25 days of the TRIM notice mailing date using Form DR-486. The petition must be received by the VAB, not just postmarked, by the deadline.

Step 4: Gather evidence to support your appeal, including comparable sales data (recent sales of similar properties in your area), photographs showing property condition, repair estimates for any defects, and your own appraisal if available. Submit evidence to the Property Appraiser and upload to the VAB system before your hearing.

Step 5: Attend your hearing before a special magistrate appointed by the VAB. You will receive notice of your hearing date at least 25 days in advance. Present your evidence and explain why your property value should be reduced.

Step 6: The special magistrate will make a recommendation to the VAB, which will issue a final decision. If you disagree with the VAB's decision, you may request reconsideration or file a lawsuit in circuit court under Florida Statute 194.171.

Step 7: If your appeal is successful, your assessment will be reduced and you will receive a corrected tax bill. If denied, you may pursue further appeals through the court system with the assistance of an attorney.

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

Filing Methods

online:Online portal available through the Volusia County Value Adjustment Board - details to be determined (check www.volusia.org/government/county-council/advisory-boards/value-adjustment-board.stml)

phone:Contact the Property Appraiser at (386) 736-5901 for informal review first, or Board Clerk at 386-740-5164 for VAB questions

in-person:File at Volusia County offices in DeLand or contact the Clerk of the Circuit Court

Evidence to Bring

Comparable sales data (recent sales of similar properties)Photographs of property condition or defectsProfessional appraisal reportRepair estimates for damage or needed improvementsDocumentation of errors in property characteristics (square footage, lot size, etc.)

Volusia County Assessor Contact

Volusia County Property Appraiser

Phone: (386) 736-5901

Address: 123 W. Indiana Avenue, Room 102, DeLand, FL 32720

Website: https://vcpa.vcgov.org/

Online Portal: https://vcpa.vcgov.org/search/real-property/

Hours: Monday through Friday, 8:00 AM to 5:00 PM (Note: New Smyrna Beach office closed March 3, 2026; services available at Holly Hill and DeLand offices)

Tax Exemptions in Volusia County

Homestead Exemption

Up to $50,000

The primary exemption for Florida residents who own and occupy their home as a permanent residence. Provides up to $50,000 reduction in assessed value: the first $25,000 applies to all taxes including school levies; an additional $25,000 applies to non-school taxes on assessed values between $50,000 and $75,000.

Eligibility: Must own and occupy the property as your permanent residence as of January 1. Must be a Florida resident with Florida driver's license or ID, vehicle registration, and voter registration at the property address. Social Security number required for all owners.Deadline: March 1

Additional Homestead Exemption (2026 amount)

Up to $26,411 (amount varies by assessed value)

Automatically applied to properties receiving the standard homestead exemption. Amount adjusts annually. The 2025 amount was $25,722; check with the Property Appraiser for 2026 figures.

Eligibility: Must already have standard homestead exemption. Property assessed value must be at least $76,411 to receive the full additional exemption. Does not apply to school levies.Deadline: March 1 (when applying for homestead)

Senior Low-Income Exemption

Varies based on income qualification

Additional exemption for qualifying low-income seniors age 65 and older. Volusia County has adopted this optional exemption by ordinance. The owner must have maintained permanent residence on the property for at least 25 years and meet household income qualifications.

Eligibility: Age 65 or older, household income must meet statutory limits, must have lived on property for at least 25 years, must already have homestead exemption.Deadline: March 1 (sworn statement of household income required annually)

Disabled Veteran Exemption (10% or more disability)

$5,000

Any ex-service member who is a permanent Florida resident and has a service-connected disability of at least 10% is entitled to a $5,000 exemption. Not limited to homestead property.

Eligibility: Honorably discharged veteran with at least 10% service-connected disability certified by the VA. Must be a permanent Florida resident. Letter from Veterans Administration required.Deadline: March 1

Disabled Veteran Exemption (Total and Permanent)

100% exemption (total exemption from ad valorem taxes)

Complete exemption from all ad valorem property taxes for veterans with 100% permanent and total service-connected disability. Applies to homestead property only.

Eligibility: Honorably discharged veteran certified as having service-connected total and permanent disability. Must own and occupy homestead as permanent Florida resident as of January 1. Letter from U.S. Department of Veterans Affairs required.Deadline: March 1

Veteran Age 65+ Combat-Related Disability Discount

Percentage discount matching disability rating

Property tax discount equal to the percentage of the veteran's permanent service-connected disability for veterans age 65 or older with combat-related disabilities.

Eligibility: Age 65 or older, honorably discharged, permanent service-connected disability that is at least partially combat-related, must own homestead property.Deadline: March 1

Disability Exemption (Non-Veteran)

$500 to total exemption (depending on disability and income)

Exemption for totally and permanently disabled persons who are quadriplegic, paraplegic, hemiplegic, legally blind, or must use a wheelchair for mobility.

Eligibility: Must meet disability criteria certified by two licensed Florida physicians or one VA letter plus one physician. Income limits apply for total exemption. Must have homestead exemption.Deadline: March 1

Widow/Widower Exemption

Varies by category (may be $5,000 or total exemption)

Available to unremarried surviving spouses of various categories including veterans, first responders, and others.

Eligibility: Must be unremarried surviving spouse. Specific eligibility depends on deceased spouse's status (veteran, first responder, etc.). Documentation of death and marriage required.Deadline: March 1

Official Resources

Volusia County Property Appraiser Website →

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

Volusia County Value Adjustment Board →

Information about filing property tax appeals, petition forms, hearing schedules, and VAB procedures.

Florida Department of Revenue - Property Tax Portal →

State resources including property tax forms, exemption information, VAB guidelines, and taxpayer guides.

Volusia County Tax Collector →

Pay property tax bills, view payment history, learn about due dates and discount periods.

Check Your Volusia County Assessment

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Frequently Asked Questions

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

You must file your petition to the Value Adjustment Board within 25 days after the TRIM (Truth in Millage) notice is mailed, which typically occurs in August. The exact deadline date will be printed on your TRIM notice. It's critical to note that the VAB must receive your petition by the 25th day—simply postmarking it by that date is not sufficient. If you miss this deadline, your petition may only be considered if you can demonstrate good cause for the late filing. For denial of exemptions or classifications, you have 30 days from the date the denial letter was mailed to file your appeal.

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

Volusia County is developing an online portal for filing Value Adjustment Board petitions, though specific details are still being finalized. You can check for updates at www.volusia.org/government/county-council/advisory-boards/value-adjustment-board.stml. In the meantime, you can download Form DR-486 from the Florida Department of Revenue website or the Volusia County VAB page and file it with the Clerk of the Circuit Court. Before filing a formal petition, it's strongly recommended to contact the Volusia County Property Appraiser at (386) 736-5901 for an informal review, as many assessment disputes are resolved at this stage without needing to go through the formal VAB process.

What is the homestead exemption worth in Volusia County in 2026?

The standard homestead exemption in Volusia County provides up to $50,000 in assessed value reduction. The first $25,000 applies to all property taxes including school district levies, while the second $25,000 applies only to non-school taxes on assessed values between $50,000 and $75,000. Additionally, homestead properties automatically receive an additional exemption that adjusts annually—the 2025 amount was $25,722, and for properties with assessed values of at least $76,411, this can provide an additional reduction (though it doesn't apply to school levies). For a property at Volusia County's median value of approximately $251,400, the combined homestead exemptions can save approximately $900 to $1,200 or more annually in property taxes, depending on millage rates.

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

Your VAB hearing in Volusia County will be conducted by a special magistrate, who is either an attorney with property law experience or a certified appraiser appointed by the board. You'll receive notice of your hearing date at least 25 days in advance. During the hearing, you'll have the opportunity to present evidence supporting your claim that your property is overvalued, such as comparable sales data, photographs, repair estimates, or professional appraisals. The Property Appraiser will also present their evidence supporting the current assessment. The special magistrate will review all evidence and make a recommendation to the Value Adjustment Board, which then makes the final decision. The entire process is quasi-judicial, meaning it follows formal procedures, but it's designed to be accessible to homeowners without requiring an attorney.

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

The potential savings from a successful property tax appeal in Volusia County depends on how much your assessment is reduced. With an effective tax rate of approximately 0.93%, every $10,000 reduction in assessed value saves you about $93 per year in property taxes. For example, if you successfully appeal and reduce your assessment from $300,000 to $275,000—a $25,000 reduction—you would save approximately $233 annually. Over time, these savings compound, especially with Florida's Save Our Homes cap limiting future increases to 3% annually for homestead properties. While specific appeal success rates and average reductions aren't publicly published by Volusia County, property owners with strong evidence of overvaluation (such as comparable sales showing lower values) have good prospects for achieving meaningful reductions.

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

The most compelling evidence for a Volusia County property tax appeal includes recent comparable sales data showing that similar properties in your neighborhood sold for less than your assessed value. You should gather sales data from the past 6-12 months for at least three comparable properties with similar size, age, condition, and location. Additional strong evidence includes photographs documenting property defects, damage, or deferred maintenance; written repair estimates from licensed contractors for needed work; a professional appraisal from a state-certified appraiser; and documentation of any errors in the Property Appraiser's records (such as incorrect square footage, lot size, or number of bedrooms). Before your hearing, you must exchange this evidence with the Property Appraiser and upload it to the VAB system according to the deadlines specified in your hearing notice.

Can I appeal my Volusia County property taxes if I just bought my home?

Yes, you can appeal your property tax assessment in Volusia County even if you recently purchased your home, and your recent purchase price can actually serve as strong evidence for your appeal. If you bought your home in an arm's-length transaction (a normal sale between unrelated parties) for less than the assessed value, this is compelling evidence that the Property Appraiser's valuation is too high. However, keep in mind that Florida assesses properties as of January 1 each year, so if you purchased after January 1, that sale wouldn't have been reflected in the current year's assessment. You would file your appeal within 25 days of receiving your TRIM notice in August, using your purchase price and other comparable sales as evidence. The sale price alone isn't automatically accepted—you'll need to demonstrate that it represents fair market value and wasn't influenced by special circumstances.

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

Save Our Homes is a Florida constitutional amendment that caps annual increases in your homestead property's assessed value at the lesser of 3% or the percentage change in the Consumer Price Index (CPI), regardless of how much the actual market value increases. In Volusia County, this means that even if your home's market value jumps 10% in one year, your assessed value (the amount used to calculate your taxes) can only increase by a maximum of 3%. This benefit begins the year after you receive homestead exemption and continues as long as you maintain homestead status on that property. The Save Our Homes cap creates a difference between market value and assessed value over time, which can result in substantial tax savings. Additionally, when you move to a new Florida homestead, you can transfer or 'port' up to $500,000 of your Save Our Homes benefit to your new property under the portability provision.

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://vcpa.vcgov.org/ | https://www.volusia.org/government/county-council/advisory-boards/value-adjustment-board.stml | https://www.ownwell.com/trends/florida/volusia-county | https://honestcasa.com/taxes/florida/volusia-property-tax-guide | https://vcpa.vcgov.org/info/faq | https://vcpa.vcgov.org/exemption/homestead

Last verified: 2026-02-27