Miami-Dade County Property Tax Appeal Guide

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. For Miami-Dade County, TRIM notices typically mail around Aug 21, 2026 — putting the 2026 petition deadline at approximately Sept 15, 2026. The filing fee is $15 per parcel.

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.

The strongest petitions include 3-5 comparable sales from the last 12 months in your immediate neighborhood, adjusted for square footage, year built, and condition. Many counties use the Axia e-filing portal for VAB submissions — your packet works with both online and paper filing.