Florida Property Tax Appeal Deadlines by County | Fair Tax Appeal

Florida property assessment appeal deadlines are controlled by state law, but the exact calendar date is county-specific because it depends on when the property appraiser mails the current Notice of Proposed Property Taxes, commonly called the TRIM notice. This guide collects the official property appraiser and Value Adjustment Board resources for the Florida counties Fair Tax Appeal currently supports, and explains how to confirm the current filing deadline, fee, portal, and filing method before you file.

Before you file

Deadlines tell you when to act. The report helps you decide whether filing is worth preparing.

The Fair Tax Appeal Report organizes comparable-sales evidence, assessment notes, estimated tax savings, county filing reminders, and an editable homeowner statement so you can review the numbers before deciding whether to file directly with your county.

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How it fits this guide

  1. Confirm your county deadline and filing method below.
  2. Start with a free Assessment Review before paying for a report.
  3. Order the Fair Tax Appeal Report if the data appears worth a closer look.
  4. File directly with your county if you choose to move forward.

The Statewide Deadline Rule

For a petition challenging property value, portability, or a change of ownership or control determination, section 194.011, Florida Statutes, and the Florida Department of Revenue taxpayer guide generally place the deadline within 25 days after the property appraiser mails the TRIM notice. For exemption, classification, and tax-deferral disputes, the applicable notice often uses a 30-day framework. The controlling deadline is the date printed on the current notice or confirmed by the county Value Adjustment Board clerk.

Petitions are filed with the Value Adjustment Board clerk in the county where the property is located. The statewide petition form is Florida Department of Revenue Form DR-486, unless the county’s official portal collects the same information electronically. The Department of Revenue’s Value Adjustment Board page, property tax forms page, and Petitions to the Value Adjustment Board taxpayer guide are the statewide starting points. Filing fees are set by the county VAB and, under section 194.013, Florida Statutes, may not exceed $50 per separate parcel except for specific statutory fee rules and waivers.

Current-Cycle Qualification

This page was verified on July 19, 2026. Some counties have already published exact 2026 dates or fee changes, while other county pages still show prior-year information or state only the statutory rule. A prior-year deadline is not a 2026 deadline. If a county has not officially published the exact 2026 date, use the deadline printed on your current TRIM notice and confirm it with the county VAB clerk before filing. The same caution applies to fees, online portals, payment methods, mail addresses, and in-person filing locations.

For the 2026 cycle, also review the current DR-486 and Department of Revenue guidance before your hearing. The current state materials reflect evidence-exchange procedures effective September 1, 2025, including the general 15-day evidence exchange period before hearings.

How to Use the County Resources

Each county section identifies the official property appraiser, the official VAB or clerk filing source, current deadline status, and the fee or filing-method information that could be verified from official sources. Prefer the county VAB or clerk page for filing rules, and the property appraiser page for TRIM notices, informal review, property records, and assessment questions.

County Filing Resources

Broward County

  • Official property appraiser: Broward County Property Appraiser, Appeals & Petitions.
  • Official VAB filing authority: Broward County Value Adjustment Board.
  • 2026 deadline status: Broward County Property Appraiser publishes September 18, 2026 as the timely deadline for 2026 valuation appeals. Confirm the date on your 2026 TRIM notice before filing.
  • Fee and filing method status: Broward VAB publishes a $25 filing fee per petition effective March 1, 2026. The BCPA appeal page directs petitioners to file with the Clerk of the Value Adjustment Board and references the VAB website for forms and online resources.
  • Form or portal: Use DR-486 or the official Broward VAB resources linked from the county pages.
  • Last verified: July 19, 2026.

Miami-Dade County

  • Official property appraiser: Miami-Dade County Property Appraiser, Appealing to the Value Adjustment Board.
  • Official VAB filing authority: Miami-Dade Clerk of the Court and Comptroller, Value Adjustment Board.
  • 2026 deadline status: The exact 2026 valuation-petition deadline had not been officially published on the Clerk VAB page as of July 19, 2026. Use the deadline printed on your current TRIM notice and confirm it with the Miami-Dade VAB.
  • Fee and filing method status: Check the Clerk VAB page for the active 2026 fee and filing methods. The available online system may display prior-year information until the new cycle opens, so do not rely on it unless the current tax year is active.
  • Form or portal: Use DR-486 or follow the current-cycle electronic petition instructions on the official Miami-Dade Clerk VAB page when the active 2026 cycle is available.
  • Last verified: July 19, 2026.

Palm Beach County

  • Official property appraiser: Palm Beach County Property Appraiser.
  • Official VAB filing authority: Palm Beach County Clerk of the Circuit Court & Comptroller, Value Adjustment Board and Petition Filing.
  • 2026 deadline status: The Clerk VAB page publishes September 14, 2026 as the petition filing deadline. Confirm this against your current TRIM notice before filing.
  • Fee and filing method status: The petition-filing page lists online filing through myVAB, plus mail, delivery service, and in-person filing. It lists a $20 filing fee per parcel for most petitions, $15 for portability petitions, and statutory waiver categories.
  • Form or portal: Use DR-486 or the myVAB link on the official Clerk VAB page.
  • Last verified: July 19, 2026.

Orange County

  • Official property appraiser: Orange County Property Appraiser.
  • Official VAB filing authority: Orange County Comptroller, Value Adjustment Board.
  • 2026 deadline status: The Orange County Comptroller publishes Friday, September 18, 2026 as the 2026 VAB petition filing deadline for valuation issues. Confirm the date on your current TRIM notice before filing.
  • Fee and filing method status: The Comptroller page lists a $50 non-refundable filing fee for most applicable petitions, with $15 for specified late-filed application petition categories, and lists online, mail, in-person, FedEx, or UPS filing options.
  • Form or portal: Use DR-486 or the official 2026 Orange County VAB portal.
  • Last verified: July 19, 2026.

Hillsborough County

Lee County

  • Official property appraiser: Lee County Property Appraiser.
  • Official VAB filing authority: Lee County Clerk of Court, Filing a Petition.
  • 2026 deadline status: The Clerk states that the VAB filing deadline will be provided on the TRIM notice from the Lee County Property Appraiser. Use the deadline printed on your current notice and confirm it with the Lee County VAB.
  • Fee and filing method status: The Clerk page lists online, in-person, and mail filing. It lists a non-refundable $30 filing fee per petition for most petitions, $15 for portability petitions, and a 3.5% online credit-card convenience fee.
  • Form or portal: Use DR-486 from the Department of Revenue or the online filing link on the Lee Clerk VAB pages.
  • Last verified: July 19, 2026.

Collier County

  • Official property appraiser: Collier County Property Appraiser.
  • Official VAB filing authority: Collier County Clerk of the Circuit Court & Comptroller, Value Adjustment Board.
  • 2026 deadline status: The Clerk VAB page states that the 2026 VAB petition deadline will be in mid-September 2026, but it had not published an exact date as of July 19, 2026. Use the deadline printed on your current TRIM notice and confirm it with the Collier VAB.
  • Fee and filing method status: The Clerk page lists a $50 filing fee for most VAB petition types and $15 for portability petitions. The Collier AXIA page lists online, mail, and in-person filing, and states online filing is closed until mid-August 2026.
  • Form or portal: Use DR-486 or the official Collier VAB AXIA portal when the current cycle is open.
  • Last verified: July 19, 2026.

Duval County

  • Official property appraiser: City of Jacksonville / Duval County Property Appraiser.
  • Official VAB filing authority: City of Jacksonville, Duval County Value Adjustment Board.
  • 2026 deadline status: The exact 2026 valuation-petition deadline had not been officially published on the VAB page as of July 19, 2026; the page still displayed 2025 deadline language. Use the deadline printed on your current TRIM notice and confirm it with the Duval VAB clerk.
  • Fee and filing method status: The VAB page states online filing is available and also lists in-person or mail filing with the Clerk of the VAB. It states that the petition must be physically received by the deadline and lists a non-refundable filing fee of up to $50 per parcel, with statutory exemptions.
  • Form or portal: Use DR-486 or follow the current-cycle electronic petition instructions on the official Duval VAB page when the active 2026 cycle is available.
  • Last verified: July 19, 2026.

Pinellas County

  • Official property appraiser: Pinellas County Property Appraiser, Value Adjustment Board and Dates to Remember.
  • Official VAB filing authority: Pinellas County Clerk of the Circuit Court and Comptroller, Board Records Department. On the official Clerk site, open Finance, then Value Adjustment Board.
  • 2026 deadline status: The Property Appraiser’s current Dates to Remember page lists August 17 for TRIM mailing and September 11 for the VAB petition deadline. Confirm the year-specific deadline on your current TRIM notice and with the Pinellas Clerk before filing.
  • Fee and filing method status: The Property Appraiser page directs petitioners to the Clerk’s VAB process. The official Clerk and AXIA pages should be checked for the active fee before filing because the available official pages did not present one clean current-cycle fee statement during verification.
  • Form or portal: Use DR-486 or follow the current-cycle electronic petition instructions on the official Pinellas Clerk VAB page when the active 2026 cycle is available.
  • Last verified: July 19, 2026.

Pasco County

  • Official property appraiser: Pasco County Property Appraiser.
  • Official VAB filing authority: Pasco County Clerk & Comptroller, Value Adjustment Board.
  • 2026 deadline status: The exact 2026 valuation-petition deadline had not been officially published on the Clerk VAB page as of July 19, 2026. The Clerk states petitions must be received by 5:00 p.m. on the 25th day after the TRIM notice mailing. Use the date on your current TRIM notice and confirm it with the Pasco VAB.
  • Fee and filing method status: The Clerk page lists a $50 non-refundable filing fee for most petitions, $15 for DR-486PORT portability petitions, and listed no-fee categories. It also notes debit and credit card transactions incur a 3.5% non-refundable transaction fee.
  • Form or portal: Use DR-486 or the File Petition button on the official Pasco Clerk VAB page when the current cycle is open.
  • Last verified: July 19, 2026.

Polk County

  • Official property appraiser: Polk County Property Appraiser.
  • Official VAB filing authority: Polk County Clerk, Value Adjustment Board.
  • 2026 deadline status: The Clerk VAB page publishes September 11, 2026 at 5:00 p.m. as the filing deadline for petitions. Confirm the date on your current TRIM notice before filing.
  • Fee and filing method status: The Clerk VAB page lists a $50 petition fee plus $5 per additional contiguous parcel. The online filing page states credit-card filing is available and that contiguous undeveloped parcels or condominium petitions must be filed by mail or in person.
  • Form or portal: Use DR-486 or the official Polk VAB online filing system when available.
  • Last verified: July 19, 2026.

Brevard County

  • Official property appraiser: Brevard County Property Appraiser, General Information.
  • Official VAB filing authority: Brevard County Clerk of the Court, File a Petition.
  • 2026 deadline status: The exact 2026 valuation-petition deadline had not been officially published on the Clerk petition page as of July 19, 2026. The Property Appraiser states that VAB petitions are due 25 days after TRIM notices are mailed, usually in the third week of September. Use the date printed on your current TRIM notice and confirm it with the Brevard VAB.
  • Fee and filing method status: The Clerk page lists a $45 filing fee for each separate real property or tangible personal property parcel, $15 for portability petitions, and an additional $5 per additional separate parcel in qualifying joint petitions. The Property Appraiser links to online and printed petition options.
  • Form or portal: Use DR-486, the online link from the Brevard Property Appraiser page, or the Clerk petition page.
  • Last verified: July 19, 2026.

Annual Maintenance

County VAB pages are seasonal. Some portals open only after TRIM notices are mailed, and some clerk pages continue to show prior-year deadlines until the new filing period begins. Re-check this page and the official county sources each July and August, then again when your TRIM notice arrives. If a date, fee, portal, or filing method differs from this guide, follow the official county source and your current notice.

Where to start

Check the deadline, then check whether the evidence deserves the work.

Use the county links above to confirm the filing window, fee, form, and portal. Then start with a free Assessment Review. If your assessment appears worth a closer look, the Fair Tax Appeal Report gives you organized evidence and filing materials for one flat fee.

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What the report gives you

  1. Property and assessment summary.
  2. Comparable-sales review and evidence notes.
  3. Estimated tax savings when enough information is available.
  4. Filing checklist, county reminders, and editable homeowner statement.

Informational report only. Not legal, tax, or appraisal advice. Fair Tax Appeal does not file or represent you before the county. No tax savings or appeal outcome is guaranteed.