Florida TRIM 2026 · Get ready before it mails · $49 flat
Your TRIM notice gives you 25 days. Be ready on day one.
Florida TRIM notices mail in mid-August, and the clock to file starts the moment yours hits the mailbox. Check your home for over-assessment free right now, get your evidence built, and file your DR-486 petition the day your notice arrives, not the day before the deadline.
Free to check in 30 seconds. No signup, no credit card.
TRIM mails in ~19 days · filing window closes ~44 days after that · avg. successful FL appeal saves $1,457/yr
25 days is not a lot of time to build a case
Most Florida homeowners open their TRIM notice, feel the sticker shock, and then lose two of their 25 days just figuring out what a DR-486 is. By the time they hunt down comparable sales and work out which county office to file with, the window is half gone, and many simply give up and pay the inflated bill for another year.
Preparation flips that. When your evidence is already assembled, the comparable sales are already pulled, and your petition is already filled out, filing takes about five minutes. You file on day one, with a full 25-day cushion, and you never risk a missed deadline over paperwork.
And there is no reason to wait: your assessment is already public. We can tell you today whether you are over-assessed, using the same county roll data your Property Appraiser used to value your home.
How prepping ahead works
From your address to a sign-ready petition, before the notice even mails.
Check your home free
Enter your address. We pull your real assessed and just value from county records and compare it to recent sales of similar homes in your ZIP, in about 30 seconds.
We build your evidence
If you are over-assessed, for $49 we assemble your comparable-sales evidence and pre-fill your Form DR-486 VAB petition so it is sign-ready and waiting.
File the moment TRIM arrives
When your TRIM notice lands, you already have everything. Sign, file with your county's VAB, and beat the 25-day deadline with weeks to spare.
Your pre-filled DR-486 kit
No contingency. No percentage of your savings. No recurring charge. 30-day refund. You keep 100% of what you save.
- ✓A sign-ready Form DR-486 VAB petition, pre-filled with your property data
- ✓3 to 5 comparable sales pulled from your county's real appraisal roll as your evidence
- ✓Your exact over-assessment amount and projected annual tax savings
- ✓Your county's filing instructions and 2026 deadline
- ✓A refreshed kit reflecting the final 2026 TRIM figures once they post
★ Live · FL DOR 2025 Final NAL roll
County appeal guides for 2026
TRIM mailing dates, the 25-day petition window, the filing fee your county actually charges, and the evidence a special magistrate acts on.
Miami-Dade County →
TRIM ~Aug 21, 2026, petition by ~Sept 15, 2026. Fee $15 per folio ($5 on qualifying joint petitions).
Broward County →
TRIM ~Aug 21, 2026, petition by ~Sept 15, 2026. Fee $25 per petition (effective March 1, 2026).
Palm Beach County →
TRIM ~Aug 17, 2026, petition by ~Sept 11, 2026. Fee up to $50 per parcel (set by your county VAB).
Hillsborough County →
TRIM ~Aug 14, 2026, petition by ~Sept 8, 2026. Fee $50 per parcel.
Orange County →
TRIM ~Aug 24, 2026, petition by ~Sept 18, 2026. Fee $50 per petition.
Duval County →
TRIM ~Aug 14, 2026, petition by ~Sept 8, 2026. Fee up to $50 per parcel.
Frequently asked questions
Why prepare before my TRIM notice arrives?+
Because the clock is brutal. Once your county mails its TRIM notice in August, Florida Statute §194.011(3)(d) gives you just 25 days to file your Value Adjustment Board petition, and it must be RECEIVED by the Clerk of Court by the deadline, a postmark does not count. That is not much time to find comparable sales, fill out Form DR-486 correctly, and get it in. If your evidence is already built and waiting, you file day one and never risk the deadline. If you wait until the notice lands, you are racing a 25-day clock with paperwork you have never done before.
Can you really check my property before the TRIM notice mails?+
Yes. Your assessed and market (just) values are already on the public 2025 Florida DOR NAL roll and your county records, we do not need to wait for the paper notice to analyze them. We pull your real numbers, compare your home to recent sales of similar properties in your ZIP, and show you exactly whether and how much you are over-assessed. When the 2026 TRIM figures post, we refresh your kit so your DR-486 reflects the final numbers.
What do I actually get for $49?+
A complete, sign-ready Form DR-486 VAB petition pre-filled with your property data, plus 3 to 5 comparable sales from your county's real appraisal roll packaged as your evidence, plus your county's exact filing instructions and deadline. One flat $49 fee, no contingency, no percentage of your savings, no recurring charge, and a 30-day refund. The county charges its own separate filing fee to the Clerk of Court, set by your county board at up to $50 per parcel. You keep 100% of whatever you save.
When is the actual filing deadline?+
25 days from the date your county mails its TRIM notice. Most 2026 TRIM notices mail between August 14 and 24, which puts most petition deadlines between roughly September 8 and 18, 2026. Your exact deadline is printed on your notice, and it varies by county, which is exactly why getting your evidence ready in advance matters.
What if my home turns out to be fairly assessed?+
Then you have your answer for free and you owe nothing. The check is free and takes about 30 seconds. You only pay the $49 if you are over-assessed and decide you want the pre-filled petition kit. There is no downside to checking now.
Don't wait for the deadline. Get ready for it.
Check your Florida home for over-assessment free in about 30 seconds. If you're overpaying, your pre-filled DR-486 petition is ready the moment your TRIM notice arrives, $49 flat, and you keep 100% of the savings.
Want a reminder when your 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.