Miami-Dade property tax appeal — the complete guide

How Miami-Dade sets your property value

The Miami-Dade Property Appraiser (MDPA) is a separately elected constitutional officer. Every year, the MDPA sets a just value — the county's estimate of what your property would sell for on the open market as of January 1. That value drives nearly everything on your tax bill.

For most residential properties, the MDPA uses a mass-appraisal model that incorporates:

• Recent sales of comparable homes in your neighborhood
• The sale price of your own home (if purchased recently)
• Physical characteristics: square footage, bedrooms, bathrooms, lot size, year built
• Neighborhood and micro-location factors
• Condition, view, and amenity adjustments

Mass appraisal is designed for accuracy across hundreds of thousands of properties, not precision for any individual one. Errors are common: a comp that sold at an inflated price, a bedroom count pulled from a permit that's never been updated, a condition classification that doesn't match what the house actually looks like. When those errors overstate your value, appealing corrects them.

The MDPA also calculates your assessed value — which for homesteaded properties is capped under Save Our Homes (see the Save Our Homes section below). Contesting just value at the VAB affects all properties; the cap is a separate layer that only matters when deciding whether a reduction actually lowers your tax bill.

The TRIM notice — what it is and what to read

In mid-to-late August each year, Miami-Dade mails every property owner a Truth in Millage (TRIM) notice. It is not a bill — it is a preliminary notice that tells you:

• Your just (market) value — the MDPA's estimate of what your home is worth
• Your assessed value — just value, minus any Save Our Homes cap reduction
• Any exemptions applied (homestead, senior, veteran)
• Your taxable value — what millage rates actually apply to
• Proposed tax rates from every taxing authority (county, school board, municipalities, special districts)
• The date, time, and location of public hearings where you can speak to the proposed rates

The single most important line to check: your just value compared to what you believe your home is actually worth. If the just value is significantly higher than what comparable homes nearby are selling for, you have a case. For more detail on reading the TRIM notice and finding the deadline, see our TRIM notice and 25-day deadline guide.

Should you appeal? The quick test

Not every property is worth appealing. The test is simple: is your just value higher than what similar homes in your neighborhood are actually selling for?

If you're a homesteaded owner, there's a second layer: even if the just value is too high, does a reduction actually lower your tax bill? That depends on whether your assessed value (capped by Save Our Homes) is already below the just value. See our over-assessment explainer for the full logic.

The fastest way to answer both questions: run the free Abatero check. We pull the MDPA data and recent comparable sales for your specific address and tell you whether the numbers support an appeal — before you spend anything.

Filing the DR-486 petition with the VAB

The official petition for a VAB appeal in Florida is Form DR-486, published by the Florida Department of Revenue. In Miami-Dade you submit it to the Miami-Dade Value Adjustment Board (VAB) clerk.

The deadline — do not miss it

You generally have 25 days from the date on your TRIM notice to file. The TRIM notice date and the mailing date are not the same — the clock starts from the date printed on the notice. If TRIM notices mail in mid-August, the filing window typically closes in mid-September. Missing this deadline means forfeiting your appeal rights until next year's assessment.

[VERIFY: Confirm the exact 2026 TRIM notice date and petition deadline with the Miami-Dade VAB at mdvab.com or miami-dadeclerk.com before filing. Dates can shift year to year.]

What goes on the DR-486

• Your parcel identification number (folio number in Miami-Dade)
• The grounds for your appeal (most commonly: just value is too high)
• The value you believe is correct (your opinion of just value)
• Your contact information and signature (or your agent's, if you're using one)

Filing the petition locks in your right to a hearing. The evidence packet — comparables, adjustments, and any supporting documentation — is submitted later, either at the hearing or in advance depending on the VAB's scheduling requirements.

Where to file

Miami-Dade has AXIA e-filing for VAB petitions, which allows online submission. You can also mail or hand-deliver the DR-486 to the VAB clerk's office. [VERIFY: Confirm current AXIA e-filing availability and the exact VAB clerk address at miami-dadeclerk.com/VAB before submitting.]

The filing fee

There is a small filing fee for VAB petitions. [VERIFY: Current fee schedule with the Miami-Dade VAB — fees are set by the county and can change annually.]

Building the evidence — comps and adjustments

Florida is a taxpayer-bears-the-burden state. Under Florida Statute 194.301, the county's assessment carries a presumption of correctness — you need to overcome that presumption with evidence. The most reliable evidence is a comparable-sales analysis: recent sales of homes sufficiently similar to yours that sold for less than what the county's just value implies.

What makes a good comparable sale

• Proximity — ideally within your immediate neighborhood or a comparable one
• Recency — sales closer to the January 1 assessment date are stronger
• Similarity — square footage, bedroom/bathroom count, lot size, year built, and condition should be close to your home's
• Arms-length — the sale must be a genuine market transaction, not a foreclosure, estate sale, or related-party transfer

Adjustments

No two homes are identical. A comp with 200 more square feet or a remodeled kitchen needs to be adjusted to make it comparable to yours. Upward adjustments (your home is superior) raise the implied value; downward adjustments (your home is inferior) lower it. A clean adjustment grid shows the magistrate you're doing the work correctly, not just cherry-picking the lowest sales.

How many comps do you need?

There is no statutory minimum, but in practice a magistrate will be skeptical of a case built on one or two comps. Three or more recent, well-adjusted comparables is a solid foundation; four or more is stronger. The more consistent the comps — meaning they all point to a similar conclusion about your home's value — the better.

Other evidence that can help

• A written appraisal by a Florida-licensed appraiser (the strongest evidence, though not required)
• Photographs documenting condition issues
• Repair estimates for deferred maintenance or damage
• The county's own property record card, if it contains errors (wrong square footage, extra bathroom that doesn't exist)

The VAB hearing — what actually happens

Miami-Dade VAB hearings are conducted before a special magistrate — a professional appraiser or attorney appointed by the VAB. Unlike a court, the atmosphere is relatively informal. Most residential hearings run 15–30 minutes.

Typical hearing sequence

1. The magistrate opens the hearing and confirms your parcel and grounds for appeal.
2. The county appraiser's representative presents the basis for the assessment — typically the methodology and any comps they used to arrive at the just value.
3. You (or your agent) present your evidence — the comparable sales, your opinion of value, and any adjustments.
4. Each side may ask questions of the other. The magistrate may also ask questions.
5. The magistrate closes the hearing. A written recommendation is issued later (may be days to weeks after the hearing).

The magistrate's recommendation goes to the VAB board, which nearly always accepts it. You will receive written notice of the VAB's final decision.

What the magistrate is looking for

The magistrate has seen many appeals. What impresses them: a clean, honest analysis with well-selected comps and a clear adjustment methodology. What undermines credibility: hand-picking the three lowest sales in the county with no adjustments, or citing comps that aren't genuinely comparable. Present your strongest honest case and acknowledge any weaknesses before they're raised.

After the hearing — outcomes and next steps

If you win

The VAB orders a revised just value. The Miami-Dade Property Appraiser updates your record accordingly. If your tax bill has already been issued using the old value, you will receive a revised bill or a refund for the difference — typically after the county processes the VAB order.

If you don't win

You have the right to file a lawsuit in circuit court challenging the VAB's decision. This is attorney work and beyond the scope of what Abatero handles. In most residential cases, going to court only makes sense if the potential savings are large and you have a licensed appraiser willing to testify.

The annual cycle

Florida assesses every property every year as of January 1. Winning an appeal this year doesn't lock in the reduced value permanently — the MDPA can set a new just value next year based on new market data. That's why monitoring your assessment each year when you receive your TRIM notice is important.

Save Our Homes cap — why homestead cases are different

If your Miami-Dade home is your primary residence with a homestead exemption, Florida's Save Our Homes (SOH) amendment limits how much your assessed value can increase each year — to the lesser of 3% or the Consumer Price Index.

This creates a potential gap: your just value (market value) may be $800,000, but your assessed value — the capped number — might be $550,000 because you've owned the home for years and the cap has held it down. In that case, even if the just value is somewhat inflated, a reduction might not lower your tax bill at all, because your taxes are calculated on the lower assessed value anyway.

On the other hand, if the just value drops below your capped assessed value — as it can after a market downturn, or for a recently purchased home where the purchase price was near or below the assessed value — then the capped value follows the just value down, and an appeal has real dollar impact.

This is why Abatero's free check specifically evaluates both values for your property before recommending an appeal. There's no point pursuing a case that won't move your tax bill.

For more detail on exemptions, read our homestead exemption guide.

Frequently asked questions

What is the deadline to appeal my Miami-Dade property tax?

You generally have 25 days from the date on your TRIM notice to file a petition with the Miami-Dade Value Adjustment Board (VAB). TRIM notices typically mail in mid-to-late August. Missing this deadline means waiting until next year.

Do I need a lawyer to appeal my property tax in Florida?

No. Florida law allows homeowners to represent themselves or to authorize a non-attorney agent to appear on their behalf at the VAB. Abatero is not a law firm and does not provide legal advice. On the done-for-you plan, once you have signed the agent authorization, we build the evidence and represent you at the hearing.

What form do I file to appeal my Miami-Dade property tax?

The official petition form is the DR-486, published by the Florida Department of Revenue. You file it with the Miami-Dade Value Adjustment Board clerk. Abatero generates this form as part of both the DIY and done-for-you plans.

What evidence wins a property tax appeal in Florida?

The most reliable evidence is a set of recent comparable sales — homes similar to yours (size, age, location, condition) that sold for less than your county assessment implies your home is worth. Florida puts the burden of proof on the taxpayer, so the strength of your comps drives everything.

How much does it cost to appeal?

The Miami-Dade VAB filing fee is up to $15 per parcel (194.013). Abatero charges a flat $149 for the DIY plan — we build the packet and you file it yourself — or 30% of your first-year savings on the done-for-you plan — no win, no fee, no minimum floor.

Related guides

• TRIM notice and the 25-day petition deadline
• Is my Miami-Dade assessment too high?
• Florida homestead exemption in Miami-Dade
• Miami-Dade senior / over-65 exemption