Florida Property Tax Appeal:
How to Fight Your Over-Assessment
In Florida, 55% of appeals succeed with an average savings of $1,200/year. Yet fewer than 5% of homeowners ever file. Here’s how to do it — and how Tax Ghost generates your formal appeal letter for $24.99.
Florida Property Tax Appeal — Key Facts
How to Appeal in Florida
Check your assessment notice
Your county assessor mails assessment notices — usually in spring. The notice shows your assessed value and the appeal deadline. In most states you have 30–90 days from the notice date.
Gather comparable sales
Find 3–5 similar properties in your neighborhood that sold recently at prices below your assessed value. Use Zillow, Redfin, or your county recorder's public records. The more recent and similar the sales, the stronger your case.
File your formal appeal
In Florida, you file with the Value Adjustment Board. File petition with the County Value Adjustment Board (VAB) within 25 days of your TRIM (Truth in Millage) notice. You may first discuss with the property appraiser informally. File before 25 days after TRIM notice (typically mid-October).
Present your evidence at the hearing
Show up with your comparables. Be calm and factual. You don't need a lawyer. Appeals boards are accustomed to homeowners representing themselves. Simply demonstrating that comparable properties sold for less than your assessment is often enough to win a reduction.
Expert tip for Florida
Florida's Homestead exemption reduces taxable value. Make sure you've filed for it. Then challenge the assessed value if it exceeds market value.
Get your Florida appeal letter — $24.99
Formal appeal letter citing Fla. Stat. § 194.011, addressed to the Value Adjustment Board. Evidence checklist and filing instructions included. PDF delivered in 60 seconds.
Free scan → pay only if you want the letter
Frequently Asked Questions
How do I appeal my property tax assessment in Florida?
In Florida, you file an appeal with the Value Adjustment Board. The deadline is 25 days after TRIM notice (typically mid-October). You can file yourself — no attorney required. File petition with the County Value Adjustment Board (VAB) within 25 days of your TRIM (Truth in Millage) notice. You may first discuss with the property appraiser informally.
What is the property tax appeal success rate in Florida?
Approximately 55% of property tax appeals in Florida result in a reduced assessment. The average annual tax savings for successful appeals is around $1,200.
What evidence do I need to win a property tax appeal in Florida?
The strongest evidence is 3–5 recent comparable sales in your neighborhood with sale prices below your assessed value. An independent appraisal is also very effective. You can find comparables on Zillow, Redfin, or your county recorder's public records.
What law governs property tax assessments in Florida?
Property tax assessments in Florida are governed by Fla. Stat. § 194.011. Under this law, property must be assessed at fair market value — defined as what a willing buyer would pay a willing seller in an arm's-length transaction.
Do I need a lawyer to appeal my property taxes in Florida?
No. The vast majority of successful Florida property tax appeals are filed by homeowners without attorneys. You simply need to file your appeal before the deadline and present evidence (comparable sales) showing your property's market value is lower than the assessed value.