///FLORIDA · COUNTY GUIDE
The 2026 deadline to appeal a Miami-Dade County property tax assessment is September 18, 2026.
The Miami-Dade County Clerk of Courts, which hosts the Value Adjustment Board, states the tax year 2026 petition filing deadline is September 18, 2026. Under Section 194.011, Florida Statutes, petitions must be filed within 25 days of the TRIM notice mailing.
| 2026 appeal deadline | September 18, 2026 |
|---|---|
| File with | Miami-Dade County Value Adjustment Board, c/o Clerk of the Courts, 111 NW 1st Street, Miami, FL |
| Governing jurisdiction | Miami-Dade County |
| After a successful appeal | A reduction applies to that tax year; non-homestead assessments can rise up to 10% a year, so it is worth filing in every year the value is wrong. |
| Can a board raise the value? | Yes — see below (Fla. Admin. Code R. 12D-9.025(6)(c)) |
| Deadline source | Value Adjustment Board | Miami-Dade Clerk of Courts |
| Last verified | August 16, 2026 |
The 2026 deadline is September 18, 2026. The Miami-Dade County Clerk of Courts, which hosts the Value Adjustment Board, states the tax year 2026 petition filing deadline is September 18, 2026. Under Section 194.011, Florida Statutes, petitions must be filed within 25 days of the TRIM notice mailing.
Appeals are filed with the Miami-Dade County Value Adjustment Board, c/o Clerk of the Courts, 111 NW 1st Street, Miami, FL. The governing jurisdiction is the Miami-Dade County.
Florida counties mail a TRIM notice (Truth in Millage) in August, and a petition to the county Value Adjustment Board is due 25 days after the notice is mailed. Petitions are typically heard by a special magistrate, and many resolve on the evidence or in an informal conference with the property appraiser first. Non-homestead assessments can rise up to 10% a year, so a value that starts high keeps compounding — a reduction applies to that tax year, which is why it is worth filing in every year the assessment is wrong.
It can happen — in Florida the property appraiser may revise a value upward where a factual error in the physical record is discovered during the appeal (Fla. Admin. Code R. 12D-9.025(6)(c)). That's why we check for that exposure before filing: we don't file when we see it, and if it surfaces after filing we withdraw.
Enter your address and we'll check Miami-Dade County's own records at no cost. If there's no case, we'll tell you that too.
Serving Florida's major metropolitan counties.
Florida property tax appeals. Any estimate is based on county assessment data and public records and is not a guarantee of any outcome. Representation and fee terms are provided in writing before any filing. Deadline information reflects published county materials as of the date shown above — verify with the Miami-Dade County Value Adjustment Board, c/o Clerk of the Courts, 111 NW 1st Street, Miami, FL before relying on it.