Complete guide to appealing your Miami-Dade property taxes in 2026. Challenge your TRIM notice with VAB petition evidence. 25-day deadline, receipt required. All Miami-Dade cities covered.
The Miami-Dade Property Appraiser is an elected official responsible for valuing all real property in Miami-Dade County as of January 1st each year. The office uses computer-assisted mass appraisal (CAMA) technology to estimate market value for hundreds of thousands of properties simultaneously. Like all mass-appraisal systems, it applies statistical trends across broad geographic areas âÃÂàwhich means individual properties with unique features, condition issues, or location disadvantages are systematically mispriced. Under Florida Statute ÃÂç 193.011, the property appraiser must consider multiple factors including location, land use, size, condition, and comparable sales. If the appraiser's estimate exceeds your property's actual market value, you have grounds to petition the VAB.
Every August, the Miami-Dade Property Appraiser mails a Truth in Millage (TRIM) notice to all property owners. This is not your tax bill âÃÂàit is a proposed assessment showing your assessed value and an estimate of your tax bill based on proposed millage rates. The TRIM notice contains several critical figures.
Miami-Dade TRIM notices are typically mailed in mid-to-late August, making the VAB petition deadline fall in mid-September. Florida law is explicit and strict: your VAB petition must be RECEIVED by the Value Adjustment Board by the deadline âÃÂànot just mailed or postmarked. If you mail your petition on the deadline date and it arrives the next day, it is late and will be rejected. TaxAppeal files at least 7âÃÂÃÂ10 days before the deadline via USPS certified mail with return receipt, ensuring timely receipt and providing documented legal proof of filing.
Florida's Save Our Homes (SOH) amendment limits annual assessment increases on homestead properties to 3% or the Consumer Price Index, whichever is lower. This cap can significantly reduce your taxable value over time âÃÂàbut it creates complications. If you purchased your Miami-Dade home recently, the SOH cap resets to market value. If prices have since declined, your new assessment may exceed current market value. You can appeal this regardless of the cap. Additionally, if your property's just/market value exceeds its actual fair market value âÃÂàmeaning the appraiser overestimated your home's worth âÃÂàyou can appeal the market value even if the SOH cap applies. The VAB can reduce your market value, which in turn reduces your assessed value and tax bill.
A successful VAB petition is built on evidence that the Miami-Dade Property Appraiser overvalued your property. The strongest evidence is comparable sales âÃÂàrecent sales of similar properties in your area that closed for less than your assessed market value. Miami-Dade's diverse submarkets mean neighborhood-specific comps are critical.
After you file your VAB petition, a Special Magistrate âÃÂàan independent hearing officer appointed by the VAB âÃÂàwill be assigned to your case. The Special Magistrate reviews comparable sales evidence presented by both you and the property appraiser's office, then issues a recommended decision to the VAB. The property appraiser bears the burden of proving their assessment is correct under Florida Statute ÃÂç 194.301. If the appraiser cannot prove their methodology was sound and their value is supported by the market, the Special Magistrate can recommend a reduction. The VAB adopts the recommendation unless it finds error. TaxAppeal prepares petitions structured to meet the burden-shifting requirements of Florida VAB proceedings.
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