For Florida homeowners · 2026 appeal season
The county's number decides your tax bill. If it's too high, you're overpaying. Check the math in 30 seconds.
TRIM notices mail in August. From that day you have 25 days to appeal, or the number locks in for the year. Most homeowners never do, even when they would win.
Free. Built from public county records. No signup to see your verdict.
THE PROBLEM
The assessment is automatic. Checking it is not.
+31%
property tax growth since 2019
$5,900
average annual property tax bill
74%
of homeowners have never appealed
57%
did not know they could
“I assumed the number on the notice was just what my house is worth. It turned out three houses on my street sold for less per square foot than my assessment.”
THE OVERPAYMENT
What over-assessment really costs you.
A successful appeal typically holds for multiple years, so the savings compound.
ESTIMATED OVERPAYMENT SO FAR
$2,160
About $720 a year at a 2.0% effective rate, for 3 years.
Estimate uses a 2.0% effective tax rate. Yours varies by county and millage.
WHERE WE HAVE LAUNCHED
Find your county's deadline and steps.
Palm Beach CountyDeadline, portal, and filing stepsBroward CountyDeadline, portal, and filing stepsMiami-Dade CountyDeadline, portal, and filing stepsHillsborough CountyDeadline, portal, and filing stepsOrange CountyDeadline, portal, and filing stepsDuval CountyDeadline, portal, and filing steps
Not on the list yet? Enter your address at the top. If we do not cover your county, we will add you to the list and email you the day we do.
HOW IT WORKS
Three steps. No login. No lawyers.
01
Get your free verdict
Enter your address. The verdict is built from your county's own records and real qualified sales. Honest, even when the answer is do not appeal.
02
Build your case for $69
If you have a case, a guided workspace grades your comps for strength, produces a professional evidence packet, and gives your county's exact filing steps.
03
File it. Keep 100%.
You file it yourself in about 15 minutes. Whatever you save is yours: no contingency cut, no percentage, no invoice later.
THE PRODUCT
What a homeowner actually sees.
VERDICT · SINGLE-FAMILY HOME, BOCA RATON FL
78OF 100
STRONG CASE
$410–680/yr
estimated savings if the appeal succeeds
- →Your assessment rose 14% while similar homes on your street sold for less.
- →Five qualified sales within 0.6 miles support a lower market value.
- →Your Save Our Homes cap does not protect you this year.
COMPARABLE SALESALE DATEPRICE$/SQFTGRADE
1214 SW Mulberry LnMar 2026$486,000$241A
988 SW Juniper CtJan 2026$471,500$236A
1530 SW Palmetto AveNov 2025$512,000$255B
BUILT FOR APPEAL SEASON
Everything between the notice and the hearing.
COMPS
Real qualified sales
From county records, graded A to C for evidence strength, with the reasons shown.
DEADLINES
Your county's exact date
Tracked from the day TRIM notices mail, with reminders that count down honestly.
PACKET
A professional evidence packet
Cover letter, comp grid, narrative, and photos, ready for the Value Adjustment Board.
FILING
Field-by-field help
The DR-486 petition, your county's portal link, the fee, and the informal review script with the phone number to call.
TRAPS
The four rules that kill petitions
Flagged before they can hurt you: the review does not pause the clock, the VAB must receive the petition by day 25, the 75% payment rule, the evidence exchange window.
WATCH
Re-checked every year
Assessments change annually. The watch re-checks yours each July and emails you the day your county's notices mail.
DIFFERENTIATOR
43% of homeowners who check are told: do not appeal.
Many Florida homesteads are protected by the Save Our Homes cap, so an appeal would not lower the bill. When that is true, Appeal Season says so and does not sell you anything.
Trust is the product. A tool that says no when no is the answer is the one you believe when it says yes.
PRICING
Check free. Pay only if you have a case.
START HEREStart with the free check
Case packet
$69
once · one property
Full guided workspace
Graded comps + evidence packet
County-exact filing steps
The four trap warnings
Watch
$99/yr
launch season $79
Everything, every year
Automatic re-checks each July
Email the day notices mail
A contingency firm charges about 25% of your savings, roughly $190 on a typical win, every year. Here it is $69, once. You keep everything.