Top 5 FL Metro · Petition deadline Sept 15, 2026
Miami-Dade County Property Tax Appeal Guide
Miami-area homeowners save an average of $1,180/year by filing a DR-486 petition with the MDCPA Value Adjustment Board. Save Our Homes 3% cap protects every dollar reduced.
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We pull your real MDCPA assessment and compare it to similar homes in your ZIP. Free check, then $49 flat for the pre-filled DR-486 kit.
How property tax appeals work in Miami-Dade County
Florida property owners have a right to challenge their assessed value under Florida Statutes §194.011. In Miami-Dade County, petitions are filed with the Value Adjustment Board (VAB), administered by the Clerk of Court, the MDCPA (Miami-Dade County Property Appraiser) handles the underlying valuation.
The petition window is 25 days after the TRIM notice is mailed. For Miami-Dade County, TRIM notices typically mail around Aug 21, 2026, putting the 2026 petition deadline at approximately Sept 15, 2026. The filing fee is $15 per parcel.
Miami-Dade VAB petitions are filed through the Clerk of Courts at miamidadeclerk.gov/vab. The PAO publishes a robust comp search tool, bring 3-5 recent sales from your subdivision adjusted for size and condition. Save Our Homes 3% cap protects long-time homesteaders, but recent buyers and non-homesteaded condos see the biggest reductions.
The strongest petitions include 3-5 comparable sales from the last 12 months in your immediate neighborhood, adjusted for square footage, year built, and condition. Many counties use the Axia e-filing portal for VAB submissions, your kit works with both online and paper filing.
File With
Miami-Dade County Value Adjustment Board
- Property Appraiser
- Miami-Dade County Property Appraiser
- County Seat
- Miami
- PAO Website
- www.miamidade.gov/pa/
- VAB Filing Portal
- www.miamidadeclerk.gov/clerk/value-adjustment-board.page
- TRIM Mails
- Aug 21, 2026
- Petition Deadline
- Sept 15, 2026
- Petition Form
- Form DR-486 (statewide)
- Filing Fee
- $15 per parcel
Step-by-step guide
How to appeal property taxes in Miami-Dade County: the full walkthrough
Cities we cover in Miami-Dade County
Our pre-filled DR-486 kits work today for homeowners across:
Don't miss your 25-day window
TRIM notices mail Aug 21, 2026, and your VAB petition is due Sept 15, 2026. Check your address free now so you know your number before the clock starts.
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