Timing

Timing Matters: Appeals Are Time-Sensitive

A Limited Window to Challenge Your Assessment

Property tax appeals in Florida are subject to strict statutory deadlines. Once you receive your TRIM Notice (Truth in Millage), you generally have 25 calendar days to file a petition challenging the Property Appraiser’s proposed value.

Missing this window typically means waiting an entire year to pursue a reduction — regardless of whether the assessment is overstated.

Because of this, early review is critical.

Typical TRIM Notice Timing (Florida)

While exact dates vary slightly each year, TRIM Notices are typically mailed in August, with appeal deadlines falling in September.

For reference, recent mailing and deadline periods have generally been as follows:

Miami-Dade County: TRIM notices mailed mid-to-late August; appeal deadlines mid-September
Broward County: TRIM notices mailed mid-August; appeal deadlines mid-to-late September
Palm Beach County: TRIM notices mailed mid-to-late August; appeal deadlines mid-September
Martin County: TRIM notices mailed mid-to-late August; appeal deadlines mid-September
St. Lucie County: TRIM notices mailed mid-to-late August; appeal deadlines mid-September

We monitor deadlines closely and manage all required filings for clients we represent.

Why Timing and Preparation Matter

Under Florida law, the Property Appraiser’s assessment is presumed correct unless successfully challenged with credible evidence. Overcoming that presumption requires more than pointing to lower tax bills or nearby properties — it requires a defensible valuation position supported by market data and accepted appraisal principles.

This is why property tax appeals are not a do-it-yourself exercise, particularly for income-producing commercial assets.

Our Approach

Appealing Assets reviews assessments early in the cycle to determine whether an appeal is warranted before deadlines approach. We pursue appeals selectively, only when the facts and market data support a credible case.

If an appeal does not meet that threshold, we will tell you upfront.

Concerned your assessment may be overstated?

If you’ve received a TRIM Notice — or expect one soon — we recommend having your property reviewed as early as possible.