Every August, Florida property owners receive a TRIM notice, and most of them set it aside without reading it. That is a mistake.
The TRIM notice is not your tax bill. It is a proposal from the county. And in Florida, you have the right to challenge it.
What Is a TRIM Notice in Florida?
A TRIM notice (Truth in Millage) is a document sent each August by your county property appraiser. It shows two things: the assessed value your county has placed on your property, and an estimate of what your taxes will be if that value goes unchanged.
The notice applies to every property in Florida, residential and commercial. If the county has overvalued yours, this document is how you find out, and it is the starting point for an appeal.
What Information Is on a Florida TRIM Notice?
Your TRIM notice shows your property’s current assessed value, the proposed millage rates from your taxing authorities, and an estimated tax amount based on those figures. It also shows your previous year’s assessed value for comparison.
If your assessed value has increased significantly, or if you believe the county’s valuation does not accurately reflect your property’s actual condition, vacancy rate, or income performance, you have grounds to file an appeal.
The 25-Day Window to File an Appeal
This is the part most property owners miss. Once your TRIM notice mails, you have 25 days to file a petition with the Value Adjustment Board (VAB). In most South Florida counties, TRIM notices mail during the third week of August, which puts the filing deadline around September 15.
Miss that window and you have waived your right to appeal for the year.
What Can You Appeal on a Florida TRIM Notice?
Both real estate assessments and tangible personal property (TPP) assessments can be appealed. If you own a commercial building, a restaurant, a retail space, or an industrial property, your real estate value and the equipment and furnishings inside may each qualify for a separate challenge.
How Florida Property Tax Service Represents You
When Florida Property Tax Service represents you in the appeals process, we do not file a petition and wait. We analyze your assessment against comparable properties and recent sales data, identify the strongest grounds for reduction, and advocate directly with the county appraiser and the Value Adjustment Board on your behalf.
You do not attend hearings. You do not prepare anything. We handle the process completely.
Our fee is contingency-based. If we do not reduce your assessed value, there is no charge.
What to Do When Your TRIM Notice Arrives
Do not set it aside. Look at the assessed value on the notice and ask whether that number accurately reflects what your property would sell or lease for today.
If something looks off, contact us before the deadline. We will review your assessment at no cost and tell you whether an appeal is worth pursuing.
TRIM notices in South Florida typically arrive the week of August 22. The deadline is September 15.
FREQUENTLY ASKED QUESTIONS
What does TRIM stand for in Florida property taxes?
TRIM stands for Truth in Millage. It is the annual notice sent by Florida county property appraisers to every property owner, showing the assessed value of the property and estimated taxes for the coming year.
When do South Florida TRIM notices arrive?
In most South Florida counties, TRIM notices mail during the third week of August. Property owners in Miami-Dade, Broward, and Palm Beach counties typically receive theirs around August 22.
How long do I have to appeal my TRIM notice in Florida?
You have 25 days from the TRIM notice mailing date to file a petition with the Value Adjustment Board. For most South Florida counties, this puts the filing deadline around September 15.
Do I have to attend hearings to appeal my Florida property assessment?
Not if Florida Property Tax Service represents you. When FPTS handles your appeal, we attend all hearings on your behalf. You do not appear at the county or before the Value Adjustment Board. Your involvement ends when you authorize us to represent you.
What is the Value Adjustment Board in Florida?
The Value Adjustment Board (VAB) is the independent body that hears property assessment appeals in each Florida county. If your assessment cannot be resolved directly with the property appraiser, FPTS presents your case before the VAB.