Questions are normal. Missing a deadline is not.

Trim Property Taxes is an educational and document-preparation service designed to help Florida property owners understand their TRIM notice, organize property information, and prepare a property-tax appeal package. Trim does not guarantee a reduction or a particular outcome.

No. Trim Property Taxes is a private service operated by Sobi Realty, LLC. County property appraisers, tax collectors, local taxing authorities, and value adjustment boards are government offices.

No. Your appeal is filed only when the appropriate petition is submitted to the county Value Adjustment Board clerk and the required filing fee is paid. Follow the filing instructions for your county and keep the confirmation or receipt.

Yes. You may request an informal conference, and you may also file a VAB petition. An informal conference is not required and does not extend the filing deadline.

The Notice of Proposed Property Taxes shows the property appraiser’s just value, assessed value, exemptions, taxable value, proposed millage rates, estimated taxes, and public-hearing information. It is not the final tax bill.

Just value is the property appraiser’s estimate of market value. Assessed value reflects applicable assessment limitations. Taxable value is generally assessed value after exemptions are applied.

A millage rate is the tax charged for each $1,000 of taxable value. The basic calculation is taxable value divided by 1,000, multiplied by the millage rate.

The county property appraiser determines value and administers exemptions. Local taxing authorities - such as the county, city, school board, and special districts - set millage rates through the budget process.

Yes. An increase in taxable value, a rate increase by another taxing authority, or changes in exemptions or assessment limitations can offset a millage-rate decrease.

The VAB is the county-level administrative forum that hears appeals involving property value, denied exemptions or classifications, portability, tax deferrals, and certain ownership or qualifying-improvement determinations. Many counties use special magistrates to conduct hearings and make recommendations.

A value petition generally must be filed on or before the 25th day after the property appraiser mails the TRIM notice. Use the exact deadline printed by your county.

The filing period is generally 30 days after the property appraiser mails the denial notice. Different issues may use different deadlines and forms.

The general petition is Form DR-486. Portability and tax-deferral matters use different petition forms. Use the current form and the filing method required by your county.

A county VAB may require a filing fee of up to $50. The county clerk will state the exact amount and acceptable payment method.

A late petition may be accepted only when the county determines that the legal standard for late filing has been met. File a written explanation and supporting records immediately, but do not assume the petition will be accepted.

Yes. You have the right to request an informal conference with your Property Appraiser to discuss your property’s value or your application for an exemption or classification.

An informal conference may allow you and the Property Appraiser to resolve the issue without a VAB hearing or court proceeding.

At the informal conference, you may:

• Bring documents or other information that may support a change in your assessment or eligibility for an exemption or classification.
• Ask the Property Appraiser to present the facts supporting the assessment or denial.

For current hearings governed by the procedures effective September 1, 2025, both sides must generally provide their evidence to the other side at least 15 calendar days before the hearing.

Include a list of evidence, copies of the documents you intend to use, a summary of witness evidence, and a short explanation connecting each item to the requested correction or reduction.

Florida law provides for remote participation when requested in writing at least 10 calendar days before the hearing, although counties with populations under 75,000 may opt out. Confirm the county’s procedure with the VAB clerk.

You may tell the chairperson that you are leaving, and the clerk must reschedule the hearing. This rescheduling is not treated as your one permitted good-cause reschedule.

Yes. Value and portability petitioners generally must pay all non-ad valorem assessments and at least 75% of the ad valorem taxes before delinquency. Other appeal types use a different good-faith payment rule. Failure to make the required payment can cause denial of the petition.

After homestead exemption is established, the assessed value generally cannot increase each year by more than 3% or the change in the Consumer Price Index, whichever is lower. Assessed value cannot exceed just value.

The property may still have a gap between its assessed value and just value. Save Our Homes can permit the assessed value to rise by the annual capped amount even during a market decline, as long as assessed value does not exceed just value.

Portability may allow an eligible Florida homeowner to transfer all or part of the Save Our Homes assessment difference from a prior Florida homestead to a new Florida homestead.

It can. A transfer of legal or beneficial ownership may trigger reassessment or affect homestead benefits, although statutory exceptions exist. Ask the property appraiser before changing title or ownership.

Some counties and municipalities have adopted additional homestead exemptions for qualifying owners age 65 or older who meet income and other requirements. Availability and the annual income limit must be confirmed locally.

Depending on the facts, benefits may include an assessed-value reduction for certain disabled veterans, a total homestead exemption for certain totally and permanently disabled veterans, a percentage discount for certain veterans age 65 or older with combat-related disabilities, and benefits for qualifying surviving spouses.

A qualifying service member deployed outside the continental United States, Alaska, and Hawaii in support of a designated operation may be eligible for an exemption based on the percentage of the prior year spent deployed.

A residential improvement may qualify when it was rendered uninhabitable for at least 30 days because of a catastrophic event.

Form DR-465 generally must be filed with the county property appraiser by March 1 of the year immediately following the catastrophic event.

Useful records include utility bills, insurance documents, contractor statements, permits, inspection or occupancy records, photographs, and a clear timeline showing the period the property was uninhabitable.

Yes. The taxes remain due and generally must be paid in full by the timely-payment deadline for the refund to be available.

Yes. Filing a petition with the Value Adjustment Board does not postpone your property-tax payment obligations.

For petitions challenging property value or portability, Florida law generally requires payment of all non-ad valorem assessments and at least 75 percent of the ad valorem taxes, after any applicable discount, before the taxes become delinquent.

For petitions involving the denial of an exemption or classification, or a claim that the property was not substantially complete on January 1, the required payment generally includes all non-ad valorem assessments and the amount of ad valorem tax the taxpayer admits in good faith to owe, after any applicable discount.

Contact your County Tax Collector to determine the controlling amount, payment deadline and payment status.

No. Filing a VAB petition does not suspend or extend your property-tax payment obligations.

Florida law may require the VAB to deny the petition in writing when the taxpayer does not make the required payment before the taxes become delinquent.

Contact your County Tax Collector for the exact amount required and confirmation that your payment was received.

No. Trim Property Taxes does not issue tax bills, collect taxes, maintain official payment records, calculate the legally sufficient partial payment or determine whether a payment satisfies Florida law.

The County Tax Collector is the controlling source for the amount due, payment methods, discounts, payment confirmation and delinquency status.

Florida property-tax matters are handled by different county offices. Choose the office that matches your question.