The TRIM notice and the 25-day deadline to appeal your Miami-Dade property taxes

What is the TRIM notice?

The Truth in Millage (TRIM) notice is a document mailed by the Miami-Dade Property Appraiser to every property owner in the county, typically in August. Florida law requires it. It is not your tax bill — it is a preliminary statement that gives you:

• The county's estimate of your property's just (market) value as of January 1
• Your assessed value (which may be lower, if a Save Our Homes cap applies)
• Any exemptions currently applied to your property
• Your resulting taxable value
• The proposed tax rates from every taxing district — county, school board, municipality, special districts
• A proposed tax amount based on those rates and your taxable value
• The deadline to petition the Value Adjustment Board — the one date that matters most

The TRIM notice is the primary mechanism Florida uses to give property owners advance notice of their upcoming tax liability — and, critically, the window to challenge the assessment before the bill is final.

When it arrives and why timing matters

In Miami-Dade, TRIM notices typically mail in the third or fourth week of August. The exact date varies from year to year and is announced by the Miami-Dade Property Appraiser. [VERIFY: Check miamidade.gov/pa for the 2026 mailing date once announced.]

Once the notice is mailed, the 25-day clock starts from the date printed on the notice — not the date you actually open it. If your notice is dated August 22 and you're on vacation until September 5, you have arrived home with fewer than 12 days left to file. This is not a hypothetical — it happens to homeowners every year.

The best defense is to act quickly when the notice arrives. If you know the approximate mailing window, you can run your free check in advance and have a plan ready before the deadline lands on your doorstep.

How to read your TRIM notice

Miami-Dade TRIM notices are single-page documents. When yours arrives, focus on these fields:

1. Just value

This is the MDPA's estimate of your home's full market value. It is the number you are contesting in an appeal. Ask: could I actually sell my house for this amount right now, if I listed it today?

2. Assessed value

For homesteaded properties, the assessed value is capped by Save Our Homes — it can only increase by the lesser of 3% or CPI each year. If you have owned your home for several years, your assessed value may be significantly lower than your just value. If assessed value is already well below just value, a reduction in just value may or may not lower your tax bill — see our over-assessment guide for how to tell.

3. Exemptions

The TRIM notice lists any exemptions applied. Check that your homestead exemption is showing — if you live in the home as your primary residence and it's not listed, you may have missed an exemption that could save you money independent of any appeal. See our homestead exemption guide and senior exemption guide.

4. The petition deadline

The TRIM notice will state the deadline to file a petition with the Value Adjustment Board. This is the date you must act by. Write it down immediately.

5. Proposed tax amounts

The notice shows proposed tax amounts from each taxing authority — county, school board, municipality, and special districts. These are the amounts you'll owe if you don't appeal and rates aren't changed. Comparing the current year's proposed total to last year's is a quick way to see if your bill is rising.

The 25-day deadline — what it means exactly

Florida law gives property owners 25 days from the date of the TRIM notice to file a petition with the Value Adjustment Board. In Miami-Dade, this means submitting a completed Form DR-486 (the official VAB petition) to the VAB clerk — online via AXIA e-filing or in person.

What counts as “filed”

For online (AXIA) submissions: the electronic submission must be received by the VAB system before midnight on the deadline date. For mail: postmark deadlines vs. receipt deadlines vary — [VERIFY with the Miami-Dade VAB whether a postmark on the deadline date is sufficient or whether the petition must be received by that date].

Is there any extension?

Generally no. The 25-day window is set by Florida statute and is not extended for vacations, mail delays, or other personal circumstances. Missing it forfeits your appeal rights for the current tax year. [VERIFY: Confirm whether any exception exists with the Miami-Dade VAB — e.g., for properties that did not receive a TRIM notice.]

Paying your taxes while an appeal is pending

Filing a petition does not pause your tax obligation. When your November tax bill arrives, pay the amount required to avoid penalties (there are rules about the minimum you must pay to keep the appeal alive). [VERIFY: Confirm the current Florida rule on the minimum payment required while a VAB appeal is pending — historically this has been the amount not in dispute, but confirm with the VAB or a tax professional.]

What to do when your TRIM notice arrives

1. 1

   Note the petition deadline immediately

   Write it on your calendar, set a phone reminder, do whatever it takes. You have 25 days and that clock does not pause.

2. 2

   Check your just value against the market

   The free Abatero check pulls your MDPA assessment and recent comparable sales. If the just value is out of line with what similar homes are selling for, you likely have a case. This takes under 60 seconds.

   Run your free check
3. 3

   Verify your exemptions

   Check that your homestead exemption is listed. If you're 65 or older and haven't applied for the additional senior exemption, there may be savings available even before an appeal. See our homestead and senior exemption guides.

4. 4

   File before the deadline — with good evidence

   If the free check indicates you're over-assessed, choose your path: DIY ($149 flat fee, we build the packet, you file) or done-for-you (30% of first-year savings, no win, no fee — we file and represent you once you've signed the authorization). Either way, the DR-486 must be in before the deadline.

Frequently asked questions

When does Miami-Dade mail TRIM notices?

Miami-Dade TRIM notices typically mail in mid-to-late August each year, usually around the third or fourth week of August. The exact date varies annually. [VERIFY: Check the Miami-Dade Property Appraiser's website (miamidade.gov/pa) for the confirmed 2026 mailing date once announced.]

How long do I have to appeal my property tax after receiving the TRIM notice?

You generally have 25 days from the date printed on your TRIM notice to file a petition with the Miami-Dade Value Adjustment Board. Missing this deadline usually means waiting until next year. [VERIFY: Confirm any exception or good-cause late-filing path with the Miami-Dade VAB.]

What if I didn't receive my TRIM notice?

You can look up your current assessment and just value on the Miami-Dade Property Appraiser's website (miamidade.gov/pa) at any time using your address or folio number. Not receiving a TRIM notice in the mail does not extend the deadline. [VERIFY: Confirm with the MDPA whether there is any alternative process if notice was not received.]

Is the TRIM notice the same as my tax bill?

No. The TRIM notice is a preliminary estimate, not a bill. Your actual tax bill arrives later — typically in November — after taxing authorities have set final millage rates. The TRIM deadline is earlier, in August/September, and is the window to appeal the assessment itself.

What is the difference between just value and assessed value on my TRIM notice?

Just value is the county's estimate of your home's full market value. Assessed value is what your taxes are actually calculated on — for homesteaded properties it can be lower than just value because of the Save Our Homes cap (which limits annual increases to 3% or CPI, whichever is less). Appealing targets the just value.

Related guides

• Miami-Dade property tax appeal — the complete guide
• Is my Miami-Dade assessment too high?
• Florida homestead exemption in Miami-Dade
• Miami-Dade senior / over-65 exemption