Your Florida county is
collecting more than it should.
Florida assesses property at 100% of just value — but errors are widespread. The TRIM deadline falls every September. Miss it and you wait another year.
Average Florida homeowner overpayment: $1,247/year — that's $104/month.
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Florida TRIM Deadline — Every September
Florida's Truth in Millage (TRIM) notice is mailed each August. Homeowners have 25 days from mailing — typically until September 25 — to file a Value Adjustment Board (VAB) petition. This is the single most-missed deadline in Florida property tax law. Miss it and you cannot appeal until next year.
All 67 Florida Counties
Select your county to see your local tax rate, average overpayment, and filing options.
Why Florida Homeowners Are Getting Overcharged
Florida law requires all property to be assessed at 100% of just (fair market) value under F.S. § 193.011. But county property appraisers make mistakes — especially when property values shift rapidly. Miami-Dade, Palm Beach, and Broward saw double-digit appreciation in recent years; many assessments haven't caught up with corrections.
Florida's Save Our Homes cap limits annual increases to 3% for homesteaded properties — but the cap applies to taxable value, not just value. If you recently purchased or lost your homestead exemption, your assessment resets to full market value. That reset is where the biggest errors occur.
The appeal process runs through the Value Adjustment Board (VAB) — a panel separate from the property appraiser's office. Most disputes are resolved at an informal conference before a formal VAB hearing. The entire process is free to the homeowner. Fairmark handles all of it for $0 today — 25% of first-year savings only if we win.
Only 5% of eligible Florida homeowners file a VAB petition each year. Of those who do, the majority succeed. The barrier isn't the process — it's awareness. Most homeowners don't know they're overassessed until they look.
Important: Assessment cannot go up from an appeal
Filing a VAB petition in Florida cannot raise your assessment. Under Florida law, the VAB can only reduce or leave unchanged your current assessment — never increase it. There is zero risk to checking and filing.
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How Florida Property Tax Appeals Work
- 1
Receive your TRIM notice in August
Florida's Truth in Millage (TRIM) notice is mailed each August. It shows your proposed just value, any applicable exemptions, and your estimated tax bill. This is your annual signal to check whether your assessment is accurate.
- 2
File a VAB petition within 25 days
You have 25 days from the mailing of the TRIM notice — typically until late September — to file a petition with your county's Value Adjustment Board (VAB). Form DR-486 is the standard petition. Fairmark handles all filings on your behalf.
- 3
Informal conference with the property appraiser
Most disputes are resolved at an informal conference with the property appraiser's office before a formal VAB hearing. Fairmark attends these on your behalf, presenting comparable sales evidence and market analysis to support reduction.
- 4
Receive your corrected assessment
If the appeal succeeds, your just value is reduced for the current tax year — and future Save Our Homes caps apply to the new, lower base. The savings compound every year the reduced assessment holds.
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