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2026 Appeal Deadline Guides / Florida

Broward County, FL Property Tax Appeal Deadline 2026

Your 2026 petition to the Broward County Value Adjustment Board (VAB) is due 25 days after the TRIM notice is mailed (Fla. Stat. §194.011). TRIM notices go out in August, so the deadline lands in mid-September — the exact date is printed on your notice.

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2026 filing window
25 days after your August TRIM notice (mid-September 2026)
Where to file
Broward County Value Adjustment Board (VAB)
Form
DR-486 (Petition to the Value Adjustment Board)
Filing fee
$25 per petition, approved by the Value Adjustment Board effective March 1, 2026 — confirm with the VAB clerk before you file
How to file
Online portal, mail, or in person
Governing law
Fla. Stat. Ch. 194; Rule 12D-9 F.A.C.

Calculate your deadline from your notice date

There is no statewide calendar deadline here — your clock starts on the date printed on your own notice. Enter that date and we'll do the arithmetic. Nothing leaves your browser.

See what homes actually sold for in Broward County — median price and price per square foot by ZIP, from public records. This is the evidence an appeal is argued with.

Every August, the Broward County Property Appraiser mails the TRIM (Truth in Millage) notice to homeowners in Fort Lauderdale, Hollywood and Pembroke Pines — and that notice starts a hard 25-day clock to petition the Broward County Value Adjustment Board (VAB) under Fla. Stat. §194.011. Miss it, and the assessed value stands for the year.

Before filing, you can request an informal conference with the Property Appraiser's office — assessments are sometimes corrected without a petition. If that doesn't resolve it, file DR-486 (Petition to the Value Adjustment Board) with the VAB clerk. Filing fee: $25 per petition, approved by the Value Adjustment Board effective March 1, 2026 — confirm with the VAB clerk before you file.

  • Florida's 25-day rule is uniform statewide, but the clock starts on your county's TRIM mailing date — check the date printed on the notice itself.

How to challenge your assessment in Broward County — step by step

  1. 1

    Read your TRIM notice carefully

    It shows your market, assessed, and taxable values plus the petition deadline — exactly 25 days after the mailing date printed on it.

  2. 2

    Try the informal route first

    Call or visit the Broward County Property Appraiser's office. If you bring sales evidence, they can adjust the value without a VAB petition.

  3. 3

    File DR-486 (Petition to the Value Adjustment Board) before the deadline

    Submit to the VAB clerk. Online portal, mail, or in person. Fee: $25 per petition, approved by the Value Adjustment Board effective March 1, 2026 — confirm with the VAB clerk before you file.

  4. 4

    Exchange evidence

    You and the Property Appraiser exchange evidence before the hearing — comparable sales near the January 1, 2026 assessment date carry the most weight.

  5. 5

    Attend your VAB hearing

    A special magistrate (an independent appraiser or attorney) hears residential petitions. Decisions typically arrive in writing within weeks.

  6. 6

    Mind the partial-payment rule

    If your petition is still pending when taxes come due, Florida law requires a good-faith partial payment before April 1 — otherwise the VAB must deny the petition.

Every step above is yours to do — the petition form is free from the county and you can represent yourself. The work sits in one step: the evidence. The Broward County Value Adjustment Board (VAB) decides on recent sales of homes comparable to yours, near you. Finding those records, matching them by size and date, and laying them out the way the board reads them is the part we assemble.

Is your Broward County home over-assessed?

Free 5-minute check against county data — see your estimated savings before you decide anything. If a records-based appeal packet is available for your area, it's $39 with a 7-day unconditional refund: any reason, any time before you download it.

IMPORTANT NOTICE: The petition form itself — Form DR-486 (Petition to the Value Adjustment Board) — is available free of charge from your county's Value Adjustment Board / Clerk of the Court. You are NOT required to purchase anything from this company, and this company is NOT affiliated with, endorsed by, or approved by any governmental entity. What you would be buying here is our comparable-sales analysis, which is not a government document.

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Frequently asked questions

  • When is the deadline to appeal property taxes in Broward County in 2026?

    Your 2026 petition to the Broward County Value Adjustment Board (VAB) is due 25 days after the TRIM notice is mailed (Fla. Stat. §194.011). TRIM notices go out in August, so the deadline lands in mid-September — the exact date is printed on your notice.

  • What does it cost to file a VAB petition?

    $25 per petition, approved by the Value Adjustment Board effective March 1, 2026 — confirm with the VAB clerk before you file (Florida caps petition fees at $50 by statute).

  • Do I need a lawyer or agent?

    No. You can represent yourself at the VAB, or authorize an agent on the DR-486 petition. Hearings are informal and evidence-driven.

  • What if I miss the 25-day deadline?

    The VAB can accept a late petition only for good cause (e.g., hospitalization), which is rarely granted. Practically, the 25 days are the whole game — set a reminder for the day your TRIM notice arrives.

More Florida county deadline guides

This guide is general information, not legal, tax, or financial advice. Deadlines and fees are drawn from state statute and county sources as of July 2026 and can change — always confirm with the Broward County Value Adjustment Board (VAB) before relying on a date.