Property taxes in Miami-Dade County, Florida — and how to appeal yours
Like every Florida county, Miami-Dade County assesses your home at its just (market) value each January 1, mails a TRIM notice in August, and gives you a short window — generally 25 days — to challenge the assessment before the Miami-Dade County Value Adjustment Board. Here's what that means where you live, with hearings administered from Miami.
Is your Miami-Dade County home over-assessed?
The free check takes under 60 seconds — enter your address and see whether your assessment looks out of line. Estimates, not guarantees.
Run my free checkMiami-Dade County — 2026 appeal window
- TRIM notices mail (estimated): August 17, 2026
- VAB petition deadline (estimated): September 11, 2026 — 25 days after the TRIM mailing (Fla. Stat. §194.011(3))
Estimated — your county has not yet published the official date. Check your TRIM notice when it arrives (typically mid-to-late August) for the exact filing deadline.
Miami-Dade County at a glance
- Who sets your assessment
- The Miami-Dade County Property Appraiser estimates your home's just value as of January 1 each year.
- Where appeals are heard
- The Miami-Dade County Value Adjustment Board — an independent board, separate from the Property Appraiser, that hears petitions from Miami-Dade County owners.
- The form you file
- Form DR-486 — the statewide Florida petition to the Value Adjustment Board, filed with the Miami-Dade County VAB clerk.
- Filing fee
- Florida law sets a small petition fee — typically $15 for the first parcel (Fla. Stat. §194.013). Confirm the current amount with the Miami-Dade County VAB clerk before filing.
Miami-Dade County guides
How to appeal your property taxes in Miami-Dade County
The full Miami-Dade County VAB process — from reading your assessment to the DR-486 petition and your hearing.
Read guide →Miami-Dade County TRIM notice & petition deadline
When Miami-Dade County mails its TRIM notice, how the 25-day clock works, and the one date you cannot miss.
Read guide →Is my Miami-Dade County assessment too high?
Just value vs. assessed value, the Save Our Homes cap, and the data-driven way to tell if you're over-assessed.
Read guide →In-depth Miami-Dade guides — exemptions, deadlines & the full walkthrough
Miami-Dade is our home county: see the complete guide set, including homestead and senior exemptions.
Browse guides →
More on Miami-Dade County
- How to appeal your property taxes in Miami-Dade County
- Miami-Dade County TRIM notice & petition deadline
- Is my Miami-Dade County assessment too high?
- Our in-depth Miami-Dade guides (appeal walkthrough, exemptions, and more)
Other Florida counties
Check your Miami-Dade County assessment — free
Enter your address and see whether your assessment looks too high, in under 60 seconds. Savings figures are estimates, not guarantees.
Check my home — freeAbatero is not a law firm and does not provide legal advice. Abatero is not affiliated with, or endorsed by, Miami-Dade County, the Miami-Dade County Property Appraiser, or the Miami-Dade County Value Adjustment Board.
All savings figures are estimates, not guarantees — no one can promise your assessment will be reduced. Deadline dates and filing fees shown on this page are estimates based on Florida statute and prior-year county data; always confirm the exact deadline and fee on your TRIM notice and with the Miami-Dade County VAB clerk before filing.