How to Appeal Property Taxes in Florida

Florida's property tax appeal system is unique because of the "Save Our Homes" cap — a constitutional amendment that limits annual assessment increases to 3% for homesteaded properties. This means if you've owned your home for years, your assessed value may be well below market value (which is good). But if you recently bought, your assessment resets to market value and may actually be too high.

The appeal process begins when you receive your TRIM (Truth in Millage) notice, typically in August. You have 25 days from the mailing date to file a petition with the Value Adjustment Board (VAB).

Florida's hearings are heard by a Special Magistrate — typically an appraiser or attorney appointed by the county. This is more formal than many states. The Magistrate reviews evidence from both you and the Property Appraiser's office, then recommends a decision to the VAB.

Florida requires you to submit evidence in advance (typically 15 days before your hearing). Don't show up with surprise evidence — it may not be accepted.

One important Florida-specific benefit: the Homestead Exemption is $50,000 (first $25,000 applies to all taxes, next $25,000 applies to non-school taxes for properties valued over $50,000). If you haven't filed for this, you're leaving significant money on the table.

Common mistakes Florida homeowners make:

1. Confusing "just value" with "assessed value" — In Florida, "just value" is market value. "Assessed value" is after the Save Our Homes cap is applied. You appeal the "just value."

1. Not submitting evidence in advance — Florida requires evidence packets submitted before the hearing. Last-minute evidence gets rejected.

1. Appealing when Save Our Homes is protecting you — If your assessed value is already capped below market, an appeal could actually reset your cap (bad). Only appeal if your "just value" exceeds actual market value.

1. Missing the 25-day window — Florida's deadline is one of the shortest in the country.

1. Not filing for Homestead — Worth $500-1,000/year. File if you haven't.

Pro tips for Florida appeals:

• The Special Magistrate system means you're presenting to a professional, not volunteers. Make your evidence clear and organized.

• Florida Property Appraisers publish their data online. Check your neighbors' values before filing.

• If you bought in 2021-2022 at peak prices and the market has softened, you likely have a strong appeal case.

• The VAB filing fee is $15. Worth filing even if you're unsure.

• Florida has no state income tax, which means property tax is a bigger percentage of your total tax burden. Any reduction helps more here than in most states.