Your appeal window is 25 days from the day your county mailed the notice, not the day you opened it. That means the deadline is different in every county, and almost nobody publishes the actual dates. Here are the ones we have verified against a county source, with a live countdown, plus a calculator for every county we have not.
| County | Notices mailed | Petition deadline | Time left | Source |
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Every row above is taken from a county property appraiser, a county clerk of the Value Adjustment Board, or a named statement from the property appraiser reported by a local outlet. Where a county publishes a "by" date rather than an exact mailing date, the deadline is shown as approximate and the exact date on your own notice governs.
Florida law gives each property appraiser until the end of August to mail the Notice of Proposed Property Taxes, the TRIM notice. Under Florida Statute 194.011(3), a petition to the county Value Adjustment Board on a value issue must be filed within 25 days of that mailing date. Because counties mail on different days, the deadlines land on different days, and a date that is correct in Jacksonville is wrong in Green Cove Springs. Ten days separated the earliest and latest Northeast Florida deadline this year.
The single most misunderstood part of the rule is where the clock starts. It runs from the day the county mailed the notice, not the day it arrived and not the day you opened it. A notice that sits unopened on a counter for two weeks has already spent more than half of the window.
Whatever the table above says, the deadline printed in the lower right corner of your own notice is the one that governs. Counties occasionally issue a corrected notice after the original mailing, and a corrected notice carries a later deadline. Use this page to plan, and use your notice to file.
Most counties encourage an informal conference with the property appraiser's office first, and that call is worth making because a straightforward error, such as a missing homestead exemption or wrong square footage, often gets fixed without a hearing. But an informal conversation does not stop the statutory clock. If the 25th day is approaching and the issue is not resolved in writing, file the DR-486 petition anyway and keep talking afterward. You can always withdraw.
The 25 day window comes from Florida Statute 194.011(3). The filing fee cap of $15 per parcel and the temporary assistance waiver come from Florida Statute 194.013. The petition is the Department of Revenue DR-486, available through the Florida Department of Revenue Value Adjustment Board resources.
County dates: Duval from Property Appraiser Joyce Morgan as reported by News4Jax on August 17, 2026. St. Johns from the St. Johns County Property Appraiser key dates page. Nassau from the Nassau County Property Appraiser 2026 TRIM values release. Clay from the Clay County Clerk of Court Value Adjustment Board page. Miami-Dade from the Property Appraiser of Miami-Dade County TRIM notice page, which states notices are sent to all owners by August 24 rather than giving a single mailing date.
Counties are added to the table only when a date can be traced to a county source. We do not estimate mailing dates, and a county missing from the table means we have not verified it yet, not that it has no deadline. If your county is missing, use the calculator above with the mailing date on your notice.
This is educational, not legal, tax, or appraisal advice. Deadlines, fees, and procedures are deemed reliable but not guaranteed, and they can change. Confirm your date with your county property appraiser or Clerk of the Value Adjustment Board before you rely on it.
County pages with the local Value Adjustment Board address, petition form, and filing details:
Start with the statewide appeal tool and how-to-file steps, check whether your rate actually went down in the rollback rate and TRIM decoder, see why Jacksonville bills jumped in the Jacksonville property tax shock study, run the December 31 residency question in the homestead deadline checker, estimate your year-one bill in the Save Our Homes tax estimator, or open your county from the full Florida property tax hub.
A value appeal lives or dies on comparable sales. A Momentum agent can prepare a hand-built comparative valuation from current sales near you, so you know whether an appeal is worth filing before your county's deadline.
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