Property Tax Appeal · Miami-Dade County, FL
Appeal your property taxes
in Miami-Dade County, FL.
Home to Miami, Miami-Dade County homeowners appeal through Florida’s system: the county property appraiser sets the value, and the Value Adjustment Board (VAB) hears the case. Boards act on evidence of market value as of the assessment date — a licensed, USPAP-compliant appraisal is that evidence. Start with the $5 check to see what you’d save.
- Valued as of January 1 (the county lien date)
- 3+ comparable sales within ~1 mi, sold within 12 months
- Cover letter addressed to the Miami-Dade Property Appraiser
- Delivered upload-ready for electronic filing
Save Our Homes caps annual assessment growth at 3% for homesteaded property, so recent buyers (whose cap resets at purchase) and non-homestead owners tend to have the strongest cases. Florida values are set as of January 1.
Miami-Dade County questions
The annual deadline is September 18. File before then or wait until the next cycle — rush appraisal delivery is available when the window is close.
Every August, Florida property appraisers mail the TRIM notice (Truth in Millage) showing your proposed assessment. If it’s too high, you can request an informal conference with the property appraiser’s office and — within 25 days of the TRIM mailing — file a petition with your county’s Value Adjustment Board. VAB hearings are held before special magistrates, many of whom are appraisers themselves, which makes professionally documented comparable-sales evidence the natural language of the room.
Comparable sales as of the assessment date, adjusted for the differences between those homes and yours — the substance of a licensed appraisal. Value Adjustment Board (VAB) panels see hundreds of cases; a signed, USPAP-compliant report is the document they can act on.
We’re not an AVM, a computer model, or a real-estate agent estimate. Every report is prepared under the Uniform Standards of Professional Appraisal Practice (USPAP) and signed by a licensed appraiser in your state — the same qualification required for mortgage appraisals.