You just opened that yellow TRIM notice from the Miami-Dade County Property Appraiser, and your stomach dropped. The "Just Value" looks like a fantasy number from a 2026 luxury real estate brochure, not the reality of your actual house. Honestly, it happens to thousands of us every year. This is where the Miami Dade Value Adjustment Board (VAB) comes into play. It is basically the only thing standing between you and an inflated tax bill that makes no sense.
Most people think the VAB is just another branch of the Property Appraiser’s office. It isn’t. That is the first thing you’ve got to get straight. The board is an independent entity. They are there to settle disputes between you and the county. Think of them as a referee in a very expensive game of "How much is this dirt actually worth?"
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If you feel like your assessment is way off, or if you were unfairly denied a Homestead Exemption, you don't just have to sit there and take it. You can fight back. But you have to know the rules, because the county definitely does.
What the Miami Dade Value Adjustment Board Actually Does
The VAB exists because the law says property assessments have to be fair. In Miami-Dade, the board is made up of five people: two from the County Commission, one from the School Board, and two citizen members. One citizen must own a business in the district, and the other must be a homeowner. This mix is supposed to keep things balanced, though let's be real—the heavy lifting is done by Special Magistrates.
These magistrates are the ones who actually hear your case. They are typically independent appraisers or attorneys who know Florida tax law inside and out. They don't work for the Property Appraiser, Pedro Garcia’s office. Their job is to look at the evidence and decide if the county followed the rules.
Why you would even bother filing
Most people file for one of two reasons. Either they think their property value is too high, or they got denied an exemption like Homestead or Agricultural classification.
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Sometimes the county misses a huge detail. Maybe they think you have a finished basement when you actually have a crawlspace full of iguanas. Or maybe they used "comps" (comparable sales) from a gated community down the street that has nothing to do with your fixer-upper. If the market value as of January 1st is lower than what the county says, you have a case.
The Deadlines You Absolutely Cannot Miss
If you miss the filing window, you are basically out of luck. In Miami-Dade, the deadline to file a petition is typically 25 days after the TRIM (Truth in Millage) notices are mailed out. This usually lands in mid-September.
For 2025 and 2026 cycles, that date is usually around September 15th to 18th.
Don't wait. Even if you are still talking to the Property Appraiser’s office to try and settle things "informally," file the petition anyway. You can always withdraw it later if they agree to lower your value. If you wait for them to call you back and the deadline passes, you’ve lost your seat at the table.
How the Process Works: From Filing to Hearing
Filing isn't actually that hard, but it's tedious. You can do it online through the Miami-Dade Clerk of Courts website. It costs $15 per folio (that’s your property’s ID number). It’s a non-refundable fee, so consider it the "cover charge" to get your day in court.
- The Petition: You fill out Form DR-486. You’ll check the box for "Market Value" or "Exemption Denial."
- Evidence Exchange: This is where most people mess up. You have to send your evidence to the Property Appraiser at least 15 days before your hearing. If you show up to the hearing with a folder full of photos they haven't seen, the Magistrate might not let you use them.
- The Hearing: These used to be at the Government Center downtown, but many are now held virtually or via phone. You’ll have about 15 to 20 minutes to prove your point.
- The Recommendation: The Magistrate doesn't give a verdict on the spot. They write a recommendation, and the VAB officially approves it later.
Proving your case like a pro
"My taxes are too high" is not an argument. The Magistrate doesn't care about your bank account or the cost of eggs. They only care about the market value on January 1st.
To win, you need "comps." You need to find at least three houses similar to yours that sold for less than your assessed value around the start of the year. If your roof is leaking or your foundation is cracked, get a repair estimate from a licensed contractor. Photos are your best friend here. A picture of a moldy ceiling is worth a thousand words when you're asking for a $50,000 reduction in value.
Common Mistakes to Avoid
A lot of homeowners go in there thinking it’s a town hall meeting. It’s not. It’s a quasi-judicial proceeding.
One big mistake is comparing your taxes to your neighbor's taxes. That doesn't work. You have to compare values. If your neighbor has a "Save Our Homes" cap from living there since 1982, their taxes will be way lower than yours even if the houses are identical. The VAB can't fix that. They can only fix the "Just Value."
Another mistake? Ignoring the "75% rule." If you have a pending VAB petition, you still have to pay your taxes by the April 1st delinquency date. Specifically, you must pay all non-ad valorem assessments and at least 75% of your ad valorem taxes. If you don't pay, your petition gets automatically denied. No exceptions.
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Is Hiring a Consultant Worth It?
You’ll probably get a dozen postcards in the mail from "Property Tax Consultants." They usually charge a percentage of what they save you—often 30% to 50%.
If you have a standard $400,000 condo, you can probably handle the appeal yourself with a little research on Zillow. But if you own commercial property or a multi-million dollar estate in Coral Gables, a consultant is often worth every penny. They have access to proprietary data and they know which Magistrates are more likely to listen to specific types of evidence.
New Changes for 2026 and Beyond
Florida is currently looking at several property tax reforms. There is a lot of talk about increasing the Homestead Exemption or tightening the caps on non-homestead properties. Keep an eye on the Miami Dade Value Adjustment Board announcements because these legislative shifts can change the math on whether an appeal is worth your time.
One thing that hasn't changed is the burden of proof. The Property Appraiser's value is "presumed correct" by law. This means you have to prove they are wrong; they don't have to prove they are right. It’s a bit of an uphill battle, but it is a battle you can win if you show up with facts instead of feelings.
Actionable Steps for Your Appeal
- Check your TRIM notice immediately in August. If the market value is higher than what you could actually sell the house for, start gathering evidence.
- Pull "Comps" from the prior year. If you are appealing the 2026 assessment, you need sales from late 2025.
- Document everything. Take photos of every defect in your home—dated before January 1st if possible.
- File the petition online before the mid-September deadline. Do not wait for a call back from the appraiser's office.
- Follow the 15-day evidence rule. Send your documents to the county via the Clerk’s portal or certified mail well before the hearing.
- Pay your taxes. Ensure at least 75% of the bill is paid by the deadline to keep your appeal alive.
The VAB process isn't exactly "fun," but in a city where the cost of living is skyrocketing, it’s one of the few tools you have to keep your housing costs under some kind of control. Be prepared, be polite, and bring the data.