Miami-Dade County - Property Appraiser - Appealing your Assessment

Appeal Resources

Appealing your Assessment

Every August the Office of the Property Appraiser mails a Notice of Proposed Property Taxes to each property owner. Property Appraiser staff are available to discuss all value and exemptions questions you have pertaining to your Notice.

Please visit one of the following locations before the deadline listed on your Notice:

Government Center (downtown Miami)
South Dade Government Center

Note: Confidential records will not be discussed with third parties without written permission from the property owner.

Appealing the value on your Notice

Property Appraiser staff are available to discuss values on the Notice of Proposed Property Taxes (also called a TRIM Notice) which we mail to you every August. You can also appeal these values by filing a petition with the Value Adjustment Board.

Appealing or Protesting your Assessment

You may file a petition form with the Value Adjustment Board (VAB) before the deadline on your Notice of Proposed Property Taxes.

However, we encourage you to first talk to or visit the Property Appraiser's Office before the deadline on your TRIM Notice. You will be able to review your folio and get an explanation of the assessment. We encourage you to bring documents which can help to substantiate your case that the assessment is incorrect.

Real Estate

For Single-family residences and two-living unit properties. (Not all of the documents are required but if available, please bring them in for consideration)

1. Appraisals or comparable sales. Documents that will help show that the market value is incorrect, such as appraisals, or comparable sales. These documents may help to improve the accuracy of our records such as a certified land survey.|

2. A copy of the sales contract and closing statement, if there was a sale in the previous three years.

3. One or more appraisals of the property done to obtain financing or for the sale

For Income producing properties such as commercial/industrial/multi-family. (Not all of the documents are required but if available, please bring them in for consideration)

1. Federal Income Tax Return or certified financial statement for the past 3 years or years available.

2. Operating statement (s) showing income and operating expenses

3. Rent roll showing square footage of space leased and its rent; name of tenants; breakdown of who pays which expenses, i.e. common area maintenance, taxes, insurance, utilities etc.

4. Copy of a current lease to determine lease details (i.e. who pays what expenses)-- unless already provided.

5. Copy of closing statements if there has been a sale in the previous 3 years

6. Appraisals made on the property in connection with obtaining mortgage financing or the sale.

If the condition of the property is being contested or for hurricane damage:

1. Photos portraying the condition of a property or hurricane-related building damage.

2. Contracts and contract estimates for repairs

3. Dated receipts for hurricane related building repairs

4. Insurance documents itemizing hurricane related building damage with cost estimates

Deadline for Filing

The last day to file a petition is shown at the bottom of your Notice of Propose Taxes.

Valuation Hearing

Scheduling of valuation hearings is the responsibility of the Value Adjustment Board

Do I have to visit or speak to the Property Appraiser before filing a petition?

No. However, we recommend that you speak to or visit the Property Appraiser's Office before the deadline on your 'notice', for a review of your folio and an explanation of the assessment. Your questions may be answered and your concerns resolved by the Property Appraiser, thus saving the cost and time of a Value Adjustment Board appeal.