A deadline you cannot look up in June
Owners with property in several Florida counties learn this the hard way. You cannot build a single calendar for Florida appeals, because Florida does not set one date. Section 194.011, Florida Statutes ties the petition deadline to an event, not to the calendar: it is due on or before the 25th day following the mailing of the TRIM notices.
Broward County publishes exactly that. Its property appraiser states that petitions may be filed after TRIM notices mail in mid-August, and the resulting timely filing deadline for 2026 lands on September 18, 2026.
The practical consequence is that a Broward deadline is only knowable once the notice exists. If you manage a portfolio and you are waiting for the county to publish a date in advance, you are waiting for something that will not arrive before the notice does.
What to do with the envelope
The mailing date is printed on the notice. That is the number to record, because it is the one the Clerk will measure against if a petition is filed close to the line.
Three things worth doing the week it arrives:
- Photograph or scan the notice, including the mailing date, before it circulates internally. Notices get lost between a property manager and an owner more often than they get read.
- Compare just value against what you know, not against last year's assessment. Last year's number is not the benchmark; the market on January 1 is.
- Note whether the change is value or millage. A tax bill can rise because the millage rate rose, and an assessment appeal does not reach that. The millage rate definition covers the difference.
Where the Broward evidence usually is
Broward's commercial base is broad rather than concentrated: office along the coastal corridor, industrial and flex inland, retail, and a large multifamily component. There is no single market story that carries every parcel, which means the evidence has to be building-specific.
For income property, that means the rent roll, the actual expense stack, and real vacancy over the assessment year. Modeled income is an estimate of a class; your building is not a class. Where actual net operating income does not support the modeled value, that gap is the case, and it is made with documents rather than adjectives.
For owner-occupied and special-purpose property, the argument more often runs through the physical record: square footage carried wrong, a use that changed, condition that the record does not reflect. Those are correctable facts and the county's own file is where they live.
What counts, and what does not, is set out in What Counts as Evidence in a Commercial Property Tax Appeal.
Filing, and the informal path alongside it
Petitions go to the Broward County Value Adjustment Board at 115 S. Andrews Avenue, Room 120, Fort Lauderdale. The property appraiser's office also takes informal review requests, and a documented factual error is sometimes corrected without a hearing.
The sequencing matters. An informal review does not stop the 25-day clock. The safe order is to file the petition first and hold the informal conversation in parallel, because a conversation that runs past the deadline leaves you with no petition and no year.
Our Broward county guide links the property appraiser's own pages, and the deadlines reference tracks the major Florida counties as their mailing dates publish.
The honest caveat
An appeal is not risk-free in Florida. Where the review turns up a factual error in the physical record that understates the property, the appraiser may revise the value upward. That is why screening comes before filing: we do not file when we see that exposure, and we withdraw if it appears afterward.
If you want your Broward assessment checked against the county's own records before the window closes, start a free analysis. Any estimate is based on county assessment data and public records and is not a guarantee of an outcome.