Top 5 FL Metro · Petition deadline September 18, 2026
Miami-Dade County Property Tax Appeal Guide
Review your MDCPA assessment and available comparable parcel evidence before deciding whether a VAB petition is supported.
Live · Miami-Dade County parcel data loaded
Free check, then a $49 Property Assessment Audit with a pre-filled DR-486 when the evidence supports filing, or a valuation and county-record report when it does not.
Prefer to prepare your own evidence? Get the Florida DIY kit · $29 →
How property tax appeals work in Miami-Dade County
Florida property owners have a right to challenge their assessed value under Florida Statutes §194.011. In Miami-Dade County, petitions are filed with the Value Adjustment Board (VAB), administered by the Clerk of Court, the MDCPA (Miami-Dade County Property Appraiser) handles the underlying valuation.
The petition window is 25 days after the TRIM notice is mailed. The Miami-Dade County Clerk has published its 2026 schedule: TRIM notices mail Aug 24, 2026 and the petition deadline is September 18, 2026 (official source, verified 2026-08-24). The filing fee is $15 per petition (per folio).
Miami-Dade VAB petitions are filed through the Clerk of Courts at miamidadeclerk.gov/vab. The PAO publishes a robust comp search tool, bring 3-5 recent sales from your subdivision adjusted for size and condition. Save Our Homes 3% cap protects long-time homesteaders, but recent buyers and non-homesteaded condos see the biggest reductions.
Strong petitions use genuinely comparable properties and document relevant similarities and differences such as location, use, size, age, and condition. The free check shows available public-record evidence before purchase; the audit prepares filing materials only when that evidence supports filing.
File With
Miami-Dade County Value Adjustment Board
- Property Appraiser
- Miami-Dade County Property Appraiser
- County Seat
- Miami
- PAO Website
- www.miamidade.gov/pa/
- VAB Filing Portal
- www.miamidadeclerk.gov/clerk/value-adjustment-board.page
- TRIM Mails
- Aug 24, 2026
- Petition Deadline
- Sept 18, 2026
- Petition Form
- Form DR-486 (statewide)
- Filing Fee
- $15 per petition (per folio)
Step-by-step
How to appeal in Miami-Dade County, start to finish
- 1. Read your TRIM notice. The MDCPA mails them Aug 24, 2026; it shows your just value, assessed value, and your exact petition deadline.
- 2. Check whether you are over-assessed. Compare your just value against similar homes' just values on the MDCPA roll — or run your address through our free check above.
- 3. Gather 3-5 comparables. Same area, use class, and similar size and age. Comparable just values from the Property Appraiser's own roll are proper §193.011 market evidence.
- 4. File Form DR-486 with the Clerk of Court by September 18, 2026. The filing fee is $15 per petition (per folio). The Clerk must RECEIVE it by the deadline — a postmark does not count.
- 5. Present at your VAB hearing. Usually about 15 minutes before a special magistrate; bring printed copies of your comparables. No lawyer required.
Cities we cover in Miami-Dade County
Our free address check and Property Assessment Audit work today for homeowners across:
Don't miss your 25-day window
The Miami-Dade County Clerk has published its 2026 deadline: your VAB petition is due Sept 18, 2026. Check your address free now so you know your number before the clock runs out.
Check my address free →Want a reminder when Miami-Dade County's TRIM notice mails?
Florida counties mail TRIM notices (your Notice of Proposed Property Taxes) in mid-to-late August, and you get just 25 days from the date on the notice to petition. I'll email you once when they go out, with a short checklist of what to check on yours.
Email only, no spam. One reminder when notices mail, plus the checklist. Unsubscribe anytime.
Other Florida county appeal guides
Explore local property tax research
Research places associated with Miami-Dade County, Florida. City and ZIP boundaries can cross counties. Use the jurisdiction on your assessment notice for filing.