Check your
Check whether your assessment appears high compared with similar properties before deciding whether to file.
Free review · No card required · Homeowner files directly
If the value on your Miami-Dade County TRIM notice looks higher than what similar homes nearby have recently sold for, Fair Tax Appeal prepares an informational assessment-review report so you can decide whether a Value Adjustment Board petition may be worth pursuing. If you choose to proceed, you file directly with the county. We do not file for you, represent you, or guarantee a result.
If you own a home in Miami, Coral Gables, Hialeah, or Homestead, this review can help you gauge whether your assessment appears high compared with recent comparable sales.
How Assessment Appeals Work In Miami-Dade County
In Florida, the value on your TRIM notice is set each year by the Miami-Dade County Property Appraiser. An appeal addresses that value, not your tax rate or tax bill directly. You may contact the Property Appraiser informally about your concerns, and you may file a petition with the Miami-Dade Value Adjustment Board, administered by the Clerk of the Court and Comptroller, which decides value petitions through special magistrates. An informal review can be useful, but it does not extend your deadline or preserve your petition rights by itself. The Property Appraiser’s value carries a presumption of correctness, so a credible appeal rests on organized evidence, usually recent comparable sales and any property facts the county record may have wrong.
Verified Miami-Dade County Filing Facts
For current statewide timing and links to official county filing pages, see Florida county deadlines and official resources.
| Property Appraiser | Miami-Dade County Property Appraiser |
|---|---|
| Value Adjustment Board / filing office | Miami-Dade Value Adjustment Board (Clerk of the Court and Comptroller) |
| How to file | File with the Miami-Dade Value Adjustment Board through the Clerk of the Court and Comptroller, generally online through the county VAB portal when the current tax-year portal is open |
| Petition form | Florida DOR Form DR-486 (Petition to the Value Adjustment Board), unless the county portal collects the same information electronically |
| Filing deadline | Generally within 25 days after the Property Appraiser mails the TRIM notice. The exact deadline is printed on your notice and may vary by county and year. |
| Last verified | June 2026 |
What Our Report Helps You Review
- How the county’s value compares with recent comparable sales of similar homes near you
- A comparable sales table with review notes
- Miami-Dade County filing notes and an official source checklist
- An evidence-exchange checklist
- An editable homeowner statement you can adapt and submit yourself
What We Do Not Do
- We do not file your petition or complete your official form for submission
- We do not represent you, attend hearings, or contact the county for you
- We do not appraise your property or provide legal or tax advice
- We do not guarantee a reduction, a refund, or any specific savings
Want a clearer view of your Miami-Dade County assessment?
Check whether the evidence may support an appeal before the deadline. Free review, no card required.
Official Resources
- Miami-Dade Value Adjustment Board (Clerk of the Court and Comptroller)
- Miami-Dade County Property Appraiser
- Florida Department of Revenue – Form DR-486 (current revision)
- Florida Statutes 194.011 (petition) and 194.014 (75% payment rule)
Disclaimer
Fair Tax Appeal provides informational property assessment reports. We are not a law firm, tax advisor, appraisal firm, or county agency. Homeowners are responsible for filing directly with their county. No outcome is guaranteed. Always verify current deadlines, fees, forms, and rules with the official Miami-Dade County sources before filing. See our Disclaimer and Refund Policy.