When does Miami-Dade County mail TRIM notices?

Florida counties mail TRIM notices in mid-to-late August. For 2026, Miami-Dade County's mailing is estimated around August 17, 2026 based on prior-year patterns — the county has not necessarily published its official date yet, so treat this as an estimate and check your mailbox (and the Property Appraiser's website) in August.

How long do I have to appeal after the TRIM notice in Miami-Dade County?

Generally 25 days from the date the TRIM notice is mailed (Fla. Stat. §194.011(3)). The exact deadline is printed on the notice itself — that printed date controls. Missing it usually means waiting until next year.

What if I never received my TRIM notice?

Not receiving the notice does not extend the deadline. You can look up your assessment on the Miami-Dade County Property Appraiser's website at any time, and you can run Abatero's free check on your address to see your current assessed values before the notice even arrives.

Is the TRIM notice my tax bill?

No. The TRIM notice is a preview — your proposed values, exemptions, and proposed tax rates. The actual bill arrives later, typically in November. The TRIM window in August/September is your chance to challenge the assessment before that bill is final.

Miami-Dade County guides

The Miami-Dade County TRIM notice — and the 25-day deadline it starts

Every August, the Miami-Dade County Property Appraiser mails a document most owners barely read: the Truth in Millage (TRIM) notice. It contains the county's new value for your home — and it starts a roughly 25-day clock to challenge that value before the Miami-Dade County Value Adjustment Board. Here's how the window works in Miami-Dade County.

Get ahead of the deadline

Run the free check now — if your assessment looks too high, you'll know before the clock even starts. Estimates, not guarantees.

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Miami-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.

What the TRIM notice tells you

The TRIM notice — formally the “Notice of Proposed Property Taxes” — is required by Florida law and is not a bill. For your Miami-Dade County property it shows:

The county's just (market) value for your home as of January 1
Your assessed value — lower than just value if the Save Our Homes cap applies
The exemptions on your property and your resulting taxable value
The proposed tax rates from each taxing authority and the resulting proposed tax
The deadline to petition the Miami-Dade County Value Adjustment Board — the one date to write down immediately

How the 25-day clock works

Under Fla. Stat. §194.011(3), the petition deadline runs 25 days from the date the county mails the TRIM notice — not from the day you open it. Every county mails on its own date, so Miami-Dade County's deadline is its own, and it differs from neighboring counties.

Two practical consequences:

The printed date controls. Whatever deadline is printed on your TRIM notice is the date to act by — treat every date you see elsewhere (including on this page) as an estimate.
Late filing is generally not an option. The statutory window is short and strict; missing it usually forfeits your appeal for the year. Whether any good-cause exception applies in a specific case is a question for the Miami-Dade County VAB clerk or an attorney.

What to do when your TRIM notice arrives

1
Write down the petition deadline
It's printed on the notice. Calendar it the day the envelope arrives — the clock is already running.
2
Sanity-check the county's value
Could you really sell your home for the just value shown? The free check compares your Miami-Dade County assessment to recent comparable sales in under 60 seconds.
Run your free check
3
Check your exemptions
Confirm your homestead exemption (and any senior or other exemptions) are listed. A missing exemption costs you money regardless of any appeal.
4
If the value looks high, file before the deadline
The DR-486 petition must reach the Miami-Dade County VAB clerk within the window, with the statutory filing fee (typically $15 — confirm with the clerk).

The full filing process — evidence, the hearing, DIY vs. done-for-you — is in the Miami-Dade County property tax appeal guide.

Frequently asked questions

When does Miami-Dade County mail TRIM notices?: Florida counties mail TRIM notices in mid-to-late August. For 2026, Miami-Dade County's mailing is estimated around August 17, 2026 based on prior-year patterns — the county has not necessarily published its official date yet, so treat this as an estimate and check your mailbox (and the Property Appraiser's website) in August.
How long do I have to appeal after the TRIM notice in Miami-Dade County?: Generally 25 days from the date the TRIM notice is mailed (Fla. Stat. §194.011(3)). The exact deadline is printed on the notice itself — that printed date controls. Missing it usually means waiting until next year.
What if I never received my TRIM notice?: Not receiving the notice does not extend the deadline. You can look up your assessment on the Miami-Dade County Property Appraiser's website at any time, and you can run Abatero's free check on your address to see your current assessed values before the notice even arrives.
Is the TRIM notice my tax bill?: No. The TRIM notice is a preview — your proposed values, exemptions, and proposed tax rates. The actual bill arrives later, typically in November. The TRIM window in August/September is your chance to challenge the assessment before that bill is final.

Other Florida counties

Don't let the deadline catch you off guard

Run the free check now — if your Miami-Dade County assessment looks too high, you'll have time to file before the window closes. Estimates, not guarantees.

Check my home — free

Abatero 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.