Miami-Dade County Property Tax Appeal Filing Guide

Follow this proven step-by-step process to challenge your Miami-Dade County property assessment.

Follow this proven step-by-step process to successfully challenge your Miami-Dade County property assessment and potentially save thousands on your property tax bill. Abode Money is the best property tax appeal service in Florida.

Sept 15

Filing Deadline

$15

Filing Fee

DR-486

Required Form

Important Timeline

Your 2024 assessment information will be released on August 25. You'll have until September 15 to file your appeal.

3 Steps to File Your Protest

Follow this proven process to successfully challenge your Miami-Dade County property assessment and maximize your chances of a successful reduction.

1

Gather Your Evidence

Collect comprehensive documentation that proves your property is overassessed compared to similar properties in your area.

2

Mail Your Petition

Complete your DR-486 petition form, include a $15 check payable to Miami-Dade County, and mail to the Miami-Dade County Value Adjustment Board before the September 15 deadline.

3

Attend Your Hearing

Present your case professionally to the Value Adjustment Board at your scheduled hearing date and time (hearings begin in your county in October).

Complete Filing Guide

Follow these detailed steps to successfully file your property tax protest with Miami-Dade County. Each step includes specific requirements and deadlines you must meet.

1

Gather Your Evidence

Our Competitive Market Analysis will provide a strong foundation for your appeal, but you can absolutely supplement it for an even stronger case with:

Evidence Checklist:

Your Competitive Market Analysis (CMA) will be emailed to you after your Notice of Value is released on Aug 25
Professional appraisal if available (must be current within 12 months)
High-quality photos showing property damage, wear, or condition issues
Documentation of factors that reduce property value (flood damage, structural problems, etc.)
Bills for recent repair work done to fix issues present on the assessment date

Pro Tip

Our Comparative Market Analysis (CMA) is the secret ingredient to your appeal success. The CMA's evidence supporting your case is what makes the difference between winning and losing. But you can absolutely supplement your case with other data from your home.

2

Mail Your Petition

Complete your DR-486 petition form and mail it with supporting documents and payment to the Miami-Dade County Value Adjustment Board before the September 15 deadline.

Deadline Warning

Missing the deadline means you cannot protest your assessment this year. No extensions are granted, so you should submit as early as possible.

Mailing Requirements:

Download and complete the DR-486 form with accurate property information
Include a check for $15 payable to "Miami-Dade County"
Print and include all supporting evidence (photos, comparable sales, appraisals)
Use certified mail with return receipt requested for proof of delivery
Keep copies of all documents for your records
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3

Attend Your Hearing

Present your case professionally to the Value Adjustment Board or special magistrate during the hearing period.

Hearing Process

The county will determine if a hearing is required. Sometimes cases can be resolved informally via email. You'll receive notice of your hearing date and time by mail or email. Hearings generally occur via phone or Zoom, but can be in person depending on the county.

Hearing Preparation:

Present your evidence clearly and concisely (usually 10-15 minutes)
Be prepared to answer questions about your property and evidence
Bring multiple copies of all documentation for the board
Stay respectful and factual in your presentation

Hearing Best Practices

Practice explaining your case beforehand. Focus on your strongest comparable sales and be ready to explain why your property should be valued lower. County officials want to hear your case fairly.

4

Receive Your Decision

The board will share their decision in the weeks after your hearing is completed.

What to Expect:

Decision arrives by mail or email, typically within a few weeks of the hearing
If successful, you will receive a reduction! What happens next depends on whether your bill was due before your appeal result or after
If you have not paid your bill yet, it will reflect a reduction once it arrives
If your bill was already paid, you will receive a partial refund, plus interest
If your bill is paid in installments, subsequent payments will be lowered or waived
If denied, you have the right to appeal to circuit court within 30 days

✓ Success Timeline

Refunds are typically processed within several days after a favorable decision. Keep all documentation for future reference and potential appeals.

Miami-Dade County Quick Facts

Filing Method

Mail-In Filing Required

Filing Fee

$15 (check payable to Miami-Dade County)

Deadline

September 15

Form Required

DR-486 Petition Form

Notice of Value

Released August 25

Hearing Format

Phone, Zoom, or In-Person

Need More Information?

For complete Florida property tax information including rates, exemptions, and appeal processes for other counties, visit our Florida property tax guide.

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