Serving Homeowners & Real Estate Investors in All 67 Florida Counties
Why Homeowners Choose Us
β We Build Your Case β Forms, evidence, and comps included
β Over 10% Average Savings β Many save $400β$2,000
β Licensed Tax Pros β Real experts review every case
β No Savings, No Fee β Full refund if you don't save
Every August, Florida's county Property Appraisers mail the TRIM notice β Truth in Millage. It is not a bill. It is the one document that tells you what your property was valued at and how long you have to argue about it.
That window is roughly 25 days from the mailing date, and the exact deadline is printed on the notice itself. It is the shortest appeal window of any state we serve.
Your TRIM notice carries more than one number, and the difference between them decides whether an appeal is worth filing.
Just value is what the Property Appraiser thinks the property is worth. Assessed value is what you are actually taxed on after caps β for a homesteaded property, Save Our Homes limits annual increases to 3% or CPI, whichever is lower.
Years of that cap can leave your assessed value well below just value. When it does, a reduction in just value changes nothing on your bill until it drops below the capped assessed value.
We check that gap before recommending a petition. Telling a homesteaded owner they will save money when the cap means they will not is the easiest mistake to make in Florida, and we would rather not make it.
We pull recent sales from MLS and public records, compare them against the just value on your TRIM notice, and show you the gap along with what it actually saves you after the cap.
Petitions go to your county Value Adjustment Board on Form DR-486. Most counties charge a $15 filing fee. Many Property Appraisers will also do an informal review before you petition, which is free and sometimes settles it.
TaxDrop One is $129 per property, per tax year, plus your county's VAB filing fee.
We cover all 67 Florida counties.
A Florida petition argues that just value exceeds market value (Fla. Stat. Β§ 194.011). There is no uniformity or unequal-appraisal ground here β that is a Texas and Georgia remedy.
Three arm's-length sales support a just value of $455,000:
This case is only worth filing because the proven value clears the cap. Save Our Homes holds the assessed value at $486,300 against a $612,000 just value, so a reduction to anything above $486,300 would change the bill by nothing. At $455,000 the taxable value falls $31,300, and that is what produces the $610. We run this check before recommending a petition β on many capped Florida homes the honest answer is that an appeal is not worth your money.
About 25 days after your TRIM notice is mailed, and the exact date is printed on the notice. TRIM notices go out in August, so the window usually closes in September. It is the shortest deadline of any state we serve.
Often not, and that is worth knowing before you pay for one. Save Our Homes caps annual increases on homesteaded property at 3% or CPI, so your taxable value can sit well under just value. A reduction only reaches your bill once the just value falls below that capped figure. We calculate it first.
Truth in Millage β the annual notice showing your property's value, the proposed millage rates, and your appeal deadline. It is not a tax bill, and ignoring it is how most owners miss their window.
No. Most Property Appraisers offer an informal review first, at no cost, and it sometimes resolves the value without a hearing. The VAB deadline does not pause while you do it, so keep an eye on the date.
$129 per property, per tax year, plus your county's VAB filing fee β $15 in most counties. See our pricing page.
No. The unequal-appraisal argument is a Texas and Georgia statute. Florida petitions argue that the just value exceeds market value, proven with comparable sales.