Top 5 FL Metro · Petition deadline September 18, 2026
Broward County Property Tax Appeal Guide
Review your BCPA assessment and available comparable parcel evidence before deciding whether a VAB petition is supported.
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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.
How property tax appeals work in Broward County
Florida property owners have a right to challenge their assessed value under Florida Statutes §194.011. In Broward County, petitions are filed with the Value Adjustment Board (VAB), administered by the Clerk of Court, the BCPA (Broward County Property Appraiser) handles the underlying valuation.
The petition window is 25 days after the TRIM notice is mailed. The BCPA has published its 2026 schedule: the the petition deadline is September 18, 2026 (official source, verified 2026-08-24). The filing fee is $25 per petition (effective March 1, 2026).
Broward VAB filings go through the Clerk of Courts. BCPA's website offers comp tools and sales data, Broward typically reduces values when presented with 3-7 same-development comps adjusted for upgrades and condition.
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
Broward County Value Adjustment Board
- Property Appraiser
- Broward County Property Appraiser
- County Seat
- Fort Lauderdale
- PAO Website
- bcpa.net/
- VAB Filing Portal
- www.broward.org/VAB/Pages/Welcome.aspx
- TRIM Mails
- End of the second week of Aug 2026
- Petition Deadline
- Sept 18, 2026
- Petition Form
- Form DR-486 (statewide)
- Filing Fee
- $25 per petition (effective March 1, 2026)
Step-by-step
How to appeal in Broward County, start to finish
- 1. Read your TRIM notice. The BCPA mails them in August; 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 BCPA 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 $25 per petition (effective March 1, 2026). 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 Broward County
Our free address check and Property Assessment Audit work today for homeowners across:
Don't miss your 25-day window
The BCPA 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 Broward 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.
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