Florida TRIM notice deadline is 25 days from mailing — and your petition must be RECEIVED, not just postmarked. Complete guide to Florida's VAB appeal deadline, county timelines, and how to file fast.
TRIM stands for Truth in Millage. Every August, Florida's 67 county property appraisers mail TRIM notices to all property owners. The TRIM notice shows your property's assessed value, all applicable exemptions, your taxable value, and an estimate of your property tax bill based on proposed millage rates from all taxing jurisdictions. The TRIM notice is not your tax bill — it is a proposed assessment that you have the right to challenge. The date your TRIM notice is mailed starts the 25-day countdown to your petition deadline.
Under Florida Statute § 194.011, you have 25 days from the date the property appraiser mails your TRIM notice to file a petition with your county Value Adjustment Board. Florida TRIM notices are typically mailed in mid-to-late August, making most VAB petition deadlines fall in mid-September. The 25-day window is among the shortest property tax appeal periods of any state in the country. With mail delivery times, document preparation, and processing, waiting until the last week is dangerous.
This is the rule that surprises most Florida homeowners: Florida law requires your VAB petition to be physically received by the Value Adjustment Board by the 25-day deadline. This is fundamentally different from states like Texas and Georgia, where a timely postmark is sufficient. In Florida, if you mail your petition on September 15 (the deadline) and it arrives September 16, it is late. Period. No exceptions. This is why TaxAppeal builds in a 7–10 day buffer and mails by tracked USPS First Class mail — so your petition arrives well before the deadline and you have a dated record that it was sent.
Each Florida county property appraiser sets their own TRIM mailing date, which determines your specific petition deadline. While most fall in mid-September, verify your exact deadline on your TRIM notice.
Before you decide whether to petition, review your TRIM notice carefully. The key figures to evaluate are your just/market value (the property appraiser's estimate of your home's worth) and your assessed value (which may be lower due to Save Our Homes cap). Compare your just value to recent sales of comparable homes in your area. If similar homes have sold for materially less than your just value, you have a strong petition.
If your deadline is approaching, here is what to do: Enter your property address at TaxAppeal, complete the 4-minute process, and pay $89. We pull your Florida property data, analyze comparable sales in your area, draft a formal VAB petition citing Florida Statute § 194.011, and file via tracked USPS First Class mail at least 7 days before your deadline. You receive your USPS tracking number and a full copy of your petition by email immediately. You sign the petition; we prepare it, pay the county fee and mail it. If the VAB schedules a hearing, dealing with it is your decision — we are not your representative.
$89 flat fee. You sign it, we file it. You keep 100% of your savings.
TaxAppeal USA is a self-service document-preparation and mail filing service. In every state we serve, including Florida, we are not property tax consultants, agents, or representatives, we do not provide tax or legal advice, and we do not represent customers before any appraisal district, board of equalization, value adjustment board, or review board. Every protest and petition is prepared for the property owner, signed by the owner, and filed in the owner’s name. In Florida we also pay your county’s Value Adjustment Board filing fee on your behalf and mail your petition to the Clerk of the Value Adjustment Board. Your petition is signed by you as the property owner under section 194.011(3), Florida Statutes. TaxAppeal USA does not sign as your representative, does not appear before the Board, and does not present evidence or argument at a hearing.