Property / Tax Appeals
Contest property tax assessments, real estate valuations, and assessment errors across all US states. Save money with a professional property tax appeal letter.
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What is a property tax appeal?
A property tax appeal is a formal challenge to the assessed value of your property as determined by your local tax assessor. If your property is overassessed, you may be paying more in property taxes than you legally owe.
How to appeal your property tax assessment
Property tax appeal deadlines are strict and vary by state — typically between 30 and 90 days from when you receive your assessment notice. In many states, the deadline is May 15 or within 30 days of the assessment notice. Missing this deadline usually means waiting until next year.
Grounds for a property tax appeal
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1
The assessed value is higher than your property’s actual market value
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2
Errors in property description (wrong size, number of bedrooms, lot size)
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3
Comparable properties in your area are assessed at lower values
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4
Recent damage or deterioration not reflected in the assessment
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5
Incorrect exemptions not applied (senior, veteran, homestead)
Property / Tax Appeals in Florida
Disputing your property tax assessment in Florida is a right every property owner possesses, especially when you believe your property has been overvalued or an exemption denied. Issues such as incorrect property valuations, denied homestead exemptions, or errors in property classifications can lead to higher tax burdens. Florida law provides clear avenues for property owners to challenge these assessments, ensuring fairness and accuracy. Understanding these legal protections is essential for effectively appealing property taxes in Florida.
Property tax appeals in Florida are primarily governed by Florida Statute §194.011, which outlines the process for appealing property value assessments and denied exemptions. This statute mandates that property owners have 25 days from the mailing of the Truth in Millage (TRIM) notice to file a petition with the Value Adjustment Board (VAB). A recent legislative change, House Bill 7031 (2025), effective January 1, 2026, allows taxpayers to file an appeal within 30 days of the tax roll’s recertification if the roll has been extended. This bill enhances taxpayer flexibility. These specific laws ensure a structured and timely process for challenging property tax decisions in Florida.
For property tax appeals, the local Value Adjustment Board (VAB) is the primary body for hearings. While the Florida Department of Revenue (DOR) provides oversight, the VAB handles the direct appeal process. You can contact the DOR Property Tax Oversight program at 850-717-6570 for general questions. The VAB petition forms are typically available through your local Property Appraiser’s office. There is no direct federal agency for state property tax appeals. The Florida Attorney General’s Office can offer assistance for broader consumer protection issues, but the VAB and local Property Appraiser are your main points of contact for specific tax appeals in Florida.
Appealing your property tax assessment in Florida typically involves four steps: first, an informal conference with your County Property Appraiser; second, filing a formal petition with the VAB within 25 days of the TRIM notice; third, attending a VAB hearing; and fourth, if necessary, filing a civil action in Circuit Court. Most VAB disputes are resolved within 60 to 90 days. Gather strong evidence, such as comparable sales data, independent appraisals, or photos of property damage. Use the petition generator above to create an appeal letter in under two minutes, helping you formally challenge your property tax assessment in Florida.