Florida property tax answers · Updated June 2026
How do I appeal property taxes in Miami-Dade County?
The short answer
Miami-Dade's Property Appraiser mails TRIM notices in August. You then have 25 days from the mailing date to file a petition with the Miami-Dade Value Adjustment Board through the Clerk's website, for a $15 residential fee. Pull comparable properties from the Property Appraiser's site (miamidade.gov/pa), show homes assessed lower than yours or that sold for less, and present them to a special magistrate. Confirm your homestead exemption and 3% Save Our Homes cap are applied.
The Miami-Dade process, step by step
- Get your TRIM notice, mailed by the Miami-Dade Property Appraiser in August, showing assessed value, exemptions, proposed millage, and an estimated bill.
- File your petition with the Miami-Dade Value Adjustment Board within 25 days of the TRIM mailing date, online through the Miami-Dade Clerk's website. The residential filing fee is $15.
- Pull comparables from the Property Appraiser's site (miamidade.gov/pa): similar homes assessed lower than yours, or that sold for less than your assessed value. Print everything.
- Present to a special magistrate at the VAB hearing, a short, informal session. The magistrate recommends a value, and the board votes.
- Check your exemptions. Make sure your homestead exemption (up to $50,000 off assessed value) is applied and the 3% Save Our Homes cap is holding, a missing exemption is sometimes the real error.
Why Miami-Dade cases are often winnable
Miami-Dade has seen some of Florida's steepest, most uneven value increases, and the Property Appraiser's office has assessed aggressively. That actually helps an appellant: rapid, uneven jumps create exactly the comparable gaps that VAB cases turn on. If similar homes nearby carry lower assessments than yours, you have the core of a case.
The catch is the same statewide one, a hard 25-day window from an August mailing. Knowing your position in advance is everything. Our Florida page lets you check your address now, and the statewide mechanics are in how to appeal in Florida.
Bring the comparables, keep the savings
The free check compares your assessment against similar Miami-Dade properties in about 30 seconds, no signup, so you know before filing whether the gap is worth a petition. If it is, the $49 protest kit comes with the comparable table pre-filled and ready to sign and submit, and you keep 100% of the savings with no contingency cut.
Check your Miami-Dade home before August
Search your address and see how your assessment compares against similar properties, free, no signup, about 30 seconds. The Miami-Dade VAB window is only 25 days from the August TRIM mailing, so knowing your case early is the difference between filing prepared and missing the deadline.
Check my Florida address · FreeFlat $49, one time, no contingency. The free check works year-round, well before TRIM notices mail.