FAQS

Let Us Save You Money by Reducing Your Property Taxes

The County Property Appraiser determines the value of all property within the County for tax purposes. The Property Appraiser does not determine your property taxes. They determine the assessed value of your property. The local taxing authorities determine the amount of money necessary to provide services to the community, such as police, fire, etc. Taxes can and often do fluctuate depending on the millage rate set by the County Commissioners, the School Board, and all other taxing authorities. To determine the taxes, the property’s Value is multiplied times the Millage Rate.

We are now ready to appeal your 2023 property tax assessment. TRIM notices will be mailed to property owners in August, with appeal filing deadlines in mid September 2023. Sign up today to protect your rights as a property owner.

Florida Statutes require the Property Appraiser adhere to the following criteria when performing their valuation:

1) present cash value;
2) the highest and best use of the property;
3) the location of the property;
4) the quantity or size of said property;
5) the cost of the property;
6) the condition of the property;
7) the income of the property, and
8) the net proceeds of the sale of the property.

The Property Appraiser is obligated to consider, but not necessarily apply, each of the eight enumerated factors.

As we know, there are a lot of properties in both Miami-Dade and Broward County. Because of the number of properties within the County, the Property Appraiser uses a mass appraisal methodology for valuation purposes. It would be nearly impossible for the Property Appraiser’s Office to physically inspect and appraise each individual property in the County, so the mass appraisal methodology is applied. What happens as a result of this valuation methodology is that many of the nuances and individual attributes of a property may not be adequately represented in the final valuation estimate. Some properties may have the Value overstated, while others may be more accurately valued.

From Mid to Late August each year, the County Property Appraisers Office will begin sending out the TRIM (Truth in Millage) notices to property owners. The TRIM notice illustrates the local property assessor’s estimated Value of the property as of January 1st. Property owners who wish to contest the assessor’s estimated Value are required to file a petition with the Value Adjustment Board (VAB) clerk within twenty-five (25) days of the date of the TRIM notice. This means that a property owner has until approximately mid-September to file a petition for appeal. Contact us now to ensure your petition gets filed timely!

The Value Adjustment Board of the County typically starts scheduling hearings in the last week of September until all petitions are heard, usually concluding hearings by the end of April. Unfortunately, there is no way to predict when a property owner’s petition will be scheduled for a hearing. For this reason, it is imperative that the property owners submit to our office any pertinent information which will help us achieve the best possible results for your petition.

A successful appeal will result in granting a reduction to the market value for your property. The County will send whoever pays the taxes (either the property owner or the lender) a refund.

We work on a contingency basis. Our fee is 35% of the overall tax savings. The only initial cost to you is the non-refundable $35 filing and processing/administrative fee. We will prepare a comprehensive valuation analysis for your property and attend the hearing advocating for your best interests. If we are unsuccessful in achieving a reduction for your property, you owe us nothing additional.

The 35% contingency fee will be due within 30 calendar days of when either you or Miami Tax Appeals receive any official notice of a reduction in the taxes, or receive a refund check, or a new reduced tax bill from the Miami-Dade County Tax Collector, whichever comes first.

The appeals process can be daunting to property owners unfamiliar with the process. Don’t stress! Let sophisticated professionals handle the work for you. Our expertise in the South Florida real estate market, coupled with the knowledge of the legal and procedural aspects of the appeal process, allows us to put you in the most favorable position as a property owner. Let us put our expertise to work for you!