Every August, property owners get their TRIM (Truth in Millage) notice — and every year, some of those assessed values don’t match what the property would actually sell for. If your assessment looks too high, an independent appraisal is the strongest evidence you can bring to an informal conference with the Property Appraiser’s office or a formal petition to the Value Adjustment Board (VAB).
I provide a current market value appraisal specifically built to support a tax appeal: clear comparable sales, an honest assessment of the property’s actual condition, and a report formatted the way the Property Appraiser’s office and VAB expect to see it.
What’s typically included
- Current fair market value opinion as of January 1 of the tax year (the assessment date)
- Comparable sales analysis specifically addressing why the assessed value is out of line with the market
- Documentation of condition issues the county’s mass-appraisal model may have missed
- A report you can submit directly with your VAB petition or bring to an informal review
Timing matters
TRIM notices are typically mailed in August, though the exact date varies a bit by county. Florida law gives you 25 days from that mailing date to file your VAB petition, so the deadline usually falls somewhere between late August and mid-September depending on your county and the year — but you have to file before the exact deadline printed on your notice, and it helps enormously to already have your appraisal in hand when you do. Reach out as soon as your TRIM notice arrives so there’s time to inspect the property, pull comparables, and finish the report before your county’s deadline.
Who this is for: homeowners and property owners who believe their assessed value doesn’t reflect actual market value, and the attorneys or tax representatives who file appeals on their behalf.
FAQ
What’s the deadline to appeal?
The VAB petition deadline is generally around 25 days after TRIM notices go out. TRIM notices are mailed in August, but the exact mailing date — and so the exact deadline — varies by county and by year. Check your specific TRIM notice for the date that applies to you.
Does a lower appraisal guarantee a lower tax bill?
No appraiser can guarantee an outcome at the VAB, but a well-supported, independent appraisal is the single strongest piece of evidence you can bring.
What if I’m already close to the deadline?
Reach out immediately — turnaround can sometimes be expedited, but the earlier you start, the more options you have.
Request an Appraisal
Ready to get started, or have questions about which type of appraisal you need? Call 727-480-0003 or email Cforrey@tampabay.rr.com to request an appraisal. Serving Pinellas, Hillsborough, Manatee and Sarasota Counties.
Forrey Appraisal Group 