How to Appeal Your Property Taxes in Florida (Orange & Brevard County Guide)

Florida property tax assessments are set by county property appraisers every year as of January 1st. If your assessed value is higher than what your home would actually sell for on the open market, you can appeal — and win.

Many homeowners don't know they can appeal, or assume it's complicated. It's not. Here's exactly how to do it.

When Should You Appeal?

Appeal when your assessed value exceeds the current market value of your home. The standard is simple: if a reasonable buyer wouldn't pay the assessed amount on the open market today, you have grounds for reduction.

Most likely to win:

Your assessed value is higher than recent comparable sales (comps) in your neighborhood
You bought the home recently at a price lower than the current assessment
Significant market decline since the prior assessment date (January 1)
Your property has issues (functional obsolescence, deferred maintenance, flood zone) not reflected in the assessment
The appraiser used incorrect data (wrong square footage, wrong number of bathrooms)

Less likely to succeed:

You simply feel the taxes are too high
Your value matches comps but you wish it was lower
You have the Save Our Homes cap and your assessed value is already capped below market

Understanding Florida's Assessment System

Florida has two key values on your TRIM notice:

Market Value (Just Value): What the county thinks your home would sell for on January 1st. This is what you're appealing.

Assessed Value: What you're taxed on. For homestead properties, this is capped at the lesser of 3% annual increase or the Consumer Price Index (the Save Our Homes cap). Non-homestead properties are capped at 10% annual increase.

If you have homestead and your assessed value is already capped well below market, an appeal of just value may not reduce your actual tax bill — the cap already protects you. Check both numbers on your TRIM notice.

Step 1: Review Your TRIM Notice

Your TRIM (Truth in Millage) notice arrives in August each year. It shows:

Proposed just (market) value
Assessed value after exemptions
Proposed tax amounts from each taxing authority

The petition deadline is 25 days from the date on your TRIM notice — typically in mid-September. This is a hard deadline. Miss it and you cannot appeal for that tax year.

Step 2: Informally Contact Your County Appraiser First

Before filing a formal petition, call or visit your county property appraiser's office. Explain that you believe your assessment is too high and ask about the informal review process.

Orange County: Orange County Property Appraiser — (407) 836-5044 or ocpafl.org
Brevard County: Brevard County Property Appraiser — (321) 264-6700 or bcpao.us

Bring comparable sales (comps) of similar homes in your neighborhood that sold below your assessed value. Many assessments are reduced at this stage without needing a formal hearing.

If the informal review doesn't reduce your value sufficiently, proceed to the formal petition.

Step 3: File a Petition with the Value Adjustment Board (VAB)

The Value Adjustment Board (VAB) is an independent body that hears property tax appeals. Filing a petition costs $15 in most Florida counties (Orange County: $15, Brevard County: $15).

Orange County VAB: File at ocvab.com or in person at the Orange County Administration Center
Brevard County VAB: File at brevardvab.com or at the County Administration Building

You must file before the deadline on your TRIM notice (25 days from issuance).

On the petition form, select your grounds for appeal — most commonly: "The just value of my property is more than market value."

Step 4: Prepare Your Evidence

The VAB hearing is quasi-judicial. You present evidence; the property appraiser defends their assessment. The burden of proof is on you to show the assessment is wrong.

Strongest evidence:

Recent comparable sales: Sales of similar homes in your neighborhood within 6–12 months of January 1st, with sale prices below your assessed value. Pull these from Zillow, Realtor.com, or request them from me (I can pull MLS comp reports).
Your recent purchase price: If you bought the home in the prior 12–24 months at a lower price than the assessment, this is your best evidence.
An independent appraisal: A licensed appraiser's report is nearly conclusive evidence. Cost: $400–$600. Worth it if your potential tax savings over several years exceed that amount.
Photos of condition issues: Deferred maintenance, flood damage, functional obsolescence (dated kitchen, low ceilings, non-standard floor plan).
Data errors: Screenshot the appraiser's record showing wrong square footage, bedroom count, or features.

Organize your evidence as a simple package: Cover page with your property address and petition number, then your comps or appraisal, then photos if relevant.

Step 5: Attend the VAB Hearing

Hearings are conducted by a Special Magistrate (an independent property appraiser or attorney). Expect a 20–30 minute hearing.

What to say: Present your evidence. Be concise. "I'm appealing based on comparable sales. These three homes — [Address A], [Address B], [Address C] — sold for an average of $X on dates within 6 months of January 1st. My assessment of $Y exceeds market value based on these sales."

The appraiser's representative will present their case. The Magistrate issues a recommendation; the VAB ratifies it.

You do not need an attorney, though some homeowners hire property tax consultants for large-value properties. Consultants typically work on contingency (a percentage of the tax savings).

How Much Can You Save?

Savings depend on:

Size of the assessment reduction
Your combined millage rate (all taxing authorities combined)
Your exemptions

Quick math example:
Orange County average combined millage rate: approximately 18–20 mills (1.8–2.0%)
If you reduce your assessed value by $50,000: savings ≈ $900–$1,000/year
If you reduce by $100,000: savings ≈ $1,800–$2,000/year

These savings recur every year until the assessment catches up — which under Save Our Homes can take many years.

Special Situations

New construction / first-year owners: Newly built homes and newly sold homes are often assessed at or near purchase price in the first year, then receive the Save Our Homes cap going forward. If the January 1 assessment exceeds your purchase price (common if you bought in a market downturn), appeal it.

Non-homestead property: Investment properties and vacation homes don't have Save Our Homes protection. They're capped at 10% annual increases, but if market value drops, your assessed value can be above market quickly. Appeal annually if market conditions have softened.

Commercial and multi-family: Same VAB process applies, but evidence standards are higher. An independent appraisal is almost always necessary.

Timeline Summary

Date	Action
August	TRIM notice arrives — review carefully
Within 25 days of TRIM	File VAB petition (deadline)
August–September	Optional: informal review with county appraiser
October–December	VAB hearing scheduled
December–January	Decision issued
Following tax year	Reduced assessment reflected on tax bill

Questions?

Property tax questions often come up in the context of buying or selling. If you're evaluating a home purchase and want to understand what the property taxes are actually likely to be (versus what the listing shows), or if you've just received a TRIM notice on a property you own, I'm happy to help you think through the numbers.

Ryan Solberg | MaxLife Realty
📞 321-373-3536 | ryan@maxliferealty.com