Every August, an envelope shows up that a lot of Miami-Dade owners glance at and set aside. That’s the TRIM notice, short for Truth in Millage, officially the Notice of Proposed Property Taxes. It isn’t a bill, which is exactly why it gets ignored. It’s better thought of as a preview, and it comes with a short window to speak up. Since it lands in late August, mid-July is a good moment to know what’s coming.
What the TRIM notice actually tells you
The Property Appraiser mails a TRIM notice each August, usually the last week of the month. It shows what the Property Appraiser believes your property was worth as of January 1, what exemptions were applied, the tax rates proposed by each taxing authority, and what your taxes would look like if those rates are adopted.
Two things are worth checking carefully. First, the market value, because that’s the number you can actually challenge. Second, your exemptions, because if you filed for a homestead exemption and it isn’t showing, that is worth catching now rather than at bill time. Our guide to the homestead exemption and portability covers how those savings work.
Start with a phone call, not a fight
If something looks off, the first step is not a formal appeal. The Property Appraiser’s office holds an interview period after the notices go out, when you can call and ask how they arrived at your number. The office lists 305-375-4712 for assessment questions and says responses typically come within three to five business days.
This is worth doing. Assessments are built partly from sale data, and sometimes the fix is as simple as a correction on record. A conversation costs nothing and often resolves the question.
If you still disagree, there’s a deadline
If the informal review doesn’t settle it, you can file a petition with the Value Adjustment Board, an independent body separate from the Property Appraiser. Here’s the part to circle: appeals must be filed within 25 days of the TRIM notice mailing date. That date is printed on your notice, and the deadline is genuinely firm. For reference, the timely filing deadline for the 2025 tax year was September 16, 2025. The 2026 dates follow the same pattern but had not been published as of this writing, so read your notice when it arrives rather than relying on last year’s calendar.
Filing costs $15 per folio number. Certain joint petitions filed by condominium associations, cooperatives, and others are $5 per folio. The Clerk’s Value Adjustment Board office can be reached at 305-375-5641.
If you do get a hearing, you’ll present to a Special Magistrate experienced in property appraisal, and the Property Appraiser’s office will defend its assessment. One rule catches people off guard: you’re required to submit the documents supporting your appeal to the Property Appraiser’s office 15 days before your scheduled hearing. Evidence you spring on the day doesn’t help you.
A calm takeaway
Most owners open the TRIM notice, find it reasonable, and move on, which is a perfectly good outcome. But it’s the one moment each year when the assessment behind your tax bill is open to question, and the window is about three and a half weeks. Read it when it comes, check your exemptions, and ask questions early.
If it would help to see what comparable homes in your area have actually sold for, we’re glad to pull that for you. No pressure, no obligation.
This article is for general information only and is not tax, legal, or financial advice. Deadlines, fees, and procedures are set by Florida law, Miami-Dade County, and the Value Adjustment Board, and can change. Dates and figures above reflect published guidance as of July 15, 2026, and the 2026 tax year deadline had not yet been announced. Please confirm current details with the Miami-Dade County Property Appraiser, the Clerk’s Value Adjustment Board office, or a licensed tax professional before acting.