Property Tax Appeals in Florida: Can an Appraisal Help You Save Money?

Many Florida property owners do not realize that if they believe their property's assessed market value is too high, they have the right to challenge it.

How Florida Property Tax Assessments Work

In Florida, county property appraisers assess the value of real property each year as of January 1. County property appraisers use mass appraisal techniques to value thousands of properties at once, and those methods may not capture every individual property's features, especially unique homes or properties in rapidly changing neighborhoods. Before filing a petition, you can also ask the property appraiser's office for an informal review. If your home has a homestead exemption, the Save Our Homes cap may already keep your assessed value well below market value, so a lower market value will not always lower your tax bill.

Your Right to Appeal

Florida property owners have the right to challenge their assessment through the Value Adjustment Board (VAB) — an independent body in each county that hears appeals from property owners who believe their assessment is too high. A petition must be filed on or before the 25th day after the property appraiser mails your TRIM (Truth in Millage) notice, usually in mid-August, so the deadline typically falls in September. Use the exact date printed on your TRIM notice, and confirm it with your county's Value Adjustment Board clerk.

How an Independent Appraisal Supports Your Appeal

The strongest evidence you can bring to a VAB hearing is a USPAP-compliant appraisal from a certified appraiser that establishes a credible opinion of your property's market value as of January 1 of the tax year. An independent appraisal carries far more weight than an online estimate or a real estate agent's opinion.

Contact Mantis Valuation Advisors to discuss whether an appeal is right for you.