Call Mike at 941-315-2727. Florida's petition deadlines are short, so call early.

How Property Tax Appeals Work in Florida

Each county property appraiser estimates the just (market) value of every property as of January 1 of the tax year. In August, owners typically receive a TRIM ("Truth in Millage") notice showing the proposed value and taxes. If you believe the value is too high, you generally have a few options:

• Informal review. Contact the county property appraiser's office (Sarasota, Manatee, or Charlotte) to discuss the value and present evidence. Many disagreements are resolved here.
• VAB petition. If the issue is not resolved, you can file a petition with your county's Value Adjustment Board. The deadline is generally 25 days after the TRIM notice is mailed, and it is printed on the notice. In counties with more than 75,000 residents, including Sarasota, Manatee, and Charlotte, value hearings are conducted by special magistrates appointed by the VAB.
• Court. In some cases owners may pursue the matter in circuit court, which carries its own requirements and deadlines.

Missing the petition deadline can end your appeal for that year, so check your TRIM notice and confirm dates with the VAB clerk. If this year's deadline has passed, plan ahead for next year's TRIM notice, mailed in August.

Evidence exchange. If you want to see the property appraiser's evidence before the hearing, Florida law requires you to give them your evidence at least 15 days before the hearing; the property appraiser must then provide theirs at least 7 days before. Confirm current procedures with your VAB clerk.

Why an Appraisal Helps

Arguments about high taxes or a neighbor's lower assessment rarely change a value. What matters is credible evidence of market value as of January 1. A professional appraisal:

• Analyzes comparable sales that occurred around the January 1 assessment date
• Accounts for your property's actual condition, including damage, deferred maintenance, or functional problems the mass-appraisal model may not capture
• Explains the reasoning clearly so a reviewer or special magistrate can follow it
• Is prepared by a credentialed, independent appraiser under USPAP

A note on costs of sale. Florida law requires property appraisers to account for the usual costs of sale when setting just value, and in practice the deduction is typically around 15%. That means an appraisal only slightly below the property appraiser's market figure may not show an over-assessment at all. We will look at this with you before you engage.

Because the appraisal is retrospective (valued as of January 1, not today), it is built specifically for the tax question rather than borrowed from a refinance or listing.

Residential and Commercial Properties

Mike Petrone is a Florida Certified General Real Estate Appraiser with an MBA and over 30 years of valuation experience, licensed to appraise both residential and commercial property. That includes single-family homes and condos, rental properties, and small commercial properties such as office, retail, medical, flex/warehouse, self-storage, and mixed-use buildings. For income-producing property, MBA-level financial analysis of rents, expenses, and capitalization rates can be an important part of the evidence.

Tax appeal questions often involve storm-damaged homes in Englewood, Venice, or Port Charlotte whose January 1 condition was worse than the mass-appraisal model assumed, condos facing large special assessments, and small commercial buildings in Sarasota and Bradenton where rents or occupancy have changed. We work with owners across Sarasota, Manatee, and Charlotte counties. For inherited property, see our date-of-death and estate appraisals.

Our Process

1. Quick review. Send us your TRIM notice or the property appraiser's value, and tell us your deadline. We will talk honestly about whether an appraisal is likely to help. Our fee is never contingent on the value reached or the outcome of the matter. We do not work on contingency.
2. Engagement. We confirm the scope, the January 1 effective date, and the delivery date.
3. Inspection and research. Mike inspects the property and analyzes market data around the assessment date.
4. Report. You receive a USPAP-compliant report to share with the property appraiser's office or submit as evidence to the VAB, following its evidence-exchange rules.

Turnaround

Tax appeals run on fixed deadlines, including the petition deadline and evidence-exchange deadlines before a hearing. Your delivery date is typically quoted at engagement, and we will confirm it fits your schedule before you engage. The earlier you call after receiving your TRIM notice, the more options you have. We respond to all inquiries within 1 business day.

Property Tax Appeal FAQ

What date is my property valued as of?

Florida assesses property as of January 1 of the tax year. Your appraisal should be prepared with that effective date.

When is the VAB petition deadline?

It is generally 25 days after the TRIM notice is mailed, and the specific date appears on your notice. Confirm it with your county's VAB clerk.

Can an appraisal lower my taxes even if I have a homestead exemption?

It depends. With homestead, annual increases in assessed value are capped, so your taxable value may already be well below market value. A lower just value may or may not change your bill. Non-homestead property also has an annual cap: increases in assessed value for non-school taxes are limited to 10 percent per year, so a lower just value may not change that part of the bill either. Review your notice, or ask us before you engage.

Do I need to attend the hearing?

Hearing procedures vary by county. Owners or their authorized representatives typically present evidence. I can attend your Value Adjustment Board hearing if arranged in advance; hearing attendance is billed separately.

Can you appraise commercial property for a tax appeal?

Yes. Mike's Certified General license covers commercial and income-producing property in Sarasota, Manatee, and Charlotte counties.

Should I talk to the property appraiser's office first?

Often, yes. An informal review can resolve the issue without a petition. A credible appraisal is useful evidence in either setting.

Make Your Case With Evidence

If your assessment looks out of line with the market, find out whether an independent appraisal can help before the deadline passes.

This page is general information, not legal or tax advice. Deadlines and procedures are set by Florida law and your county's Value Adjustment Board; confirm them for your property.