How to appeal your Miami-Dade County property taxes

Step by step

1. Read your TRIM notice in August It shows your new value and the proposed rates. Miami-Dade mails TRIM notices to all owners by August 24 — your petition clock runs 25 days from the mailing date.
2. Ask the Property Appraiser to take a look first Call or visit the Property Appraiser's office (305-375-4712) with your evidence — recent sales of similar homes, photos, repair estimates. Many value disputes end here at no cost.
3. File your petition by September 18, 2026 File online at vabprod.miamidade.gov, or deliver Form DR-486 with the $15 fee to the Clerk of the VAB at the Stephen P. Clark Center, 111 NW First Street, Suite 1720, Miami. The deadline is receipt, not postmark.
4. Exchange evidence 15 days before your hearing Give the Property Appraiser a list and summary of your evidence with copies at least 15 days before the hearing, and upload it to the AXIA system by 9:00 am the day before.
5. Attend your hearing A special magistrate hears your case at one of the VAB's hearing locations and weighs your evidence against the appraiser's.
6. Get the decision The VAB mails a written decision. If your value drops, expect the refund in about six to eight weeks.

File online: Clerk of the Value Adjustment Board online filing · Paper form: Form DR-486

Missed this year's deadline?

If September 18, 2026 has passed, you generally cannot appeal your 2026 value — but next year's window is a fresh start. Watch your mailbox around August for the TRIM notice (mailed to all owners by August 24) and file early. Meanwhile, make sure you're not overpaying for a simpler reason: check your Miami-Dade County exemptions.