Miami-Dade County, FL Property Tax Appeal Deadline
In Miami-Dade County, you appeal your assessed value by filing a petition with the Value Adjustment Board within 25 days after the property appraiser mails your TRIM notice – usually a September deadline. Use Florida form DR-486; the board can charge a filing fee of up to $50 per parcel (raised from $15 on July 1, 2025).
How to appeal your property value in Miami-Dade County
| Who decides | The Miami-Dade County Value Adjustment Board (VAB) |
|---|---|
| Deadline | 25 days after the TRIM notice (Notice of Proposed Property Taxes) is mailed – the exact date is printed on the TRIM notice |
| Form | Florida DR-486, Petition to the Value Adjustment Board |
| Fee | Up to $50 per parcel, set by each county board (no fee for denied homestead exemption appeals) |
| 2026 status | The 2026 petition window has closed; the next one opens when 2027 TRIM notices are mailed in August 2027 |
| Before you file | You can ask the property appraiser for an informal review; it does not extend the 25-day deadline |
| Official Miami-Dade County link | https://www.miamidadepa.gov/pa/appealing_assessment_VAB.asp |
Common questions
What is the property tax appeal deadline in Miami-Dade County?
25 days after the property appraiser mails the TRIM notice. TRIM notices usually go out in mid-August, so the deadline normally falls in September.
How do I file a VAB petition?
Complete form DR-486 and file it with the Miami-Dade County Value Adjustment Board, with the filing fee, before the deadline on your TRIM notice.
What if I miss the deadline?
Late petitions are usually rejected. You can ask in writing for late acceptance if you can show good cause.
Can I talk to the property appraiser first?
Yes. An informal review with the property appraiser is allowed, but it does not pause the 25-day petition deadline.
Related
- Miami-Dade County, FL property tax rate
- Florida property tax overview
- Broward County, FL property tax appeal deadline
- Palm Beach County, FL property tax appeal deadline
- Hillsborough County, FL property tax appeal deadline
- Orange County, FL property tax appeal deadline
Last reviewed October 31, 2026. Rules and links come from the official sources shown above. Deadlines can move when a date falls on a weekend or holiday, and your notice shows your exact date – always check it. This page is general information, not tax or legal advice.