Key Takeaways:
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South Florida property taxes have risen 18–27% since 2022 — driven by reassessment spikes, not millage increases
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62% of appealed assessments get reduced; the average savings is $1,800–$4,200/year per property
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ACCRIVE’s appeal service handles the full process (petition → evidence → hearing) on contingency — you pay only if we win
Why 2026 Is the Year to Appeal
The numbers tell the story. Broward County’s taxable value jumped 14.2% in 2025. Miami-Dade: 12.8%. Palm Beach: 11.5%. But your property’s actual market value didn’t rise that fast — especially if you’re in a neighborhood with aging inventory, insurance-driven cap rate compression, or deferred maintenance the assessor doesn’t see.
The assessor’s model uses mass appraisal: neighborhood sales, square footage, age, basic features. It misses the roof that needs replacing, the HVAC at end of life, the functional obsolescence of a 1970s floor plan, the insurance premium that just doubled. Those are your arguments. But you have to make them formally, on time, with evidence.
The 2026 Assessment Calendar: Miss One Date, Lose the Year
TRIM Notice = “Truth in Millage” — your official assessment notice. Petition deadline is typically 25 days from mailing date. Not 25 business days. Calendar it the day it arrives.
The Three Grounds for Appeal (Pick Your Lane)
You don’t need all three. You need the strongest one for your property.
1. Market Value (Most Common for Investors)
Argument: “My property would not sell for this assessed value today.”
Evidence:
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3–5 recent comparable sales (same neighborhood, similar age/size/condition)
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Broker price opinion (BPO) from licensed FL broker
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Appraisal (if recent, for refinance/sale)
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ACCRIVE edge: We pull MLS sold data, not listed — and adjust for condition differences the model misses
2. Unequal Assessment (Equity Argument)
Argument: “Similar properties are assessed lower per square foot.”
Evidence:
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Assessment comparison grid: 10+ similar properties, assessed value/SF, age, condition
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Focus on assessment ratio (assessed/market) — if yours is 95% and neighbors are 82%, you’re over-assessed
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ACCRIVE edge: We access the full tax roll, not just public records — find the true comparables
3. Improper Classification / Exemption Denial
Argument: “My property is classified wrong” or “I qualify for an exemption I didn’t get.”
Common investor scenarios:
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Multifamily classified as commercial (higher rate)
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Non-profit/affordable housing exemption missed
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Historic property exemption not applied
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Green building/energy efficiency exemptions (new in 2026 for certain certifications)
Evidence Hierarchy: What the Special Magistrate Actually Weights
Not all evidence is equal. This is the hierarchy — build your case from the top down.
Pro tip: The assessor’s model already includes a “mass appraisal” value. You’re not asking them to re-run the model. You’re showing specific, property-level evidence the model missed.
The ACCRIVE Appeal Process: Petition to Refund
Contingency fee: 35% of first year’s tax savings only. No savings = no fee. Future years’ savings = 100% yours.
Case Study: The Hollywood 8-Unit — $3,800/Year Saved
Client: ACCRIVE management client, 8-unit 1972 apartment building in Hollywood
2026 Assessment: $1,420,000 (up 16% from 2025)
Tax Bill (at 20.5 mills): $29,110
Owner’s concern: “Assessment assumes 2024 rents and condition. My roof is 18 years old, HVAC is original, units need renovation.”
ACCRIVE Appeal Package:
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Comparable sales: 4 recent multifamily sales in Hollywood/Dania Beach, 1965–1975 vintage, 6–10 units
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Adjusted for: roof age, HVAC, unit condition, rent roll
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Indicated value range: $1,150,000–$1,250,000
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Income approach: Actual NOI $84,000 / market cap 6.5% = $1,292,000
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Cost approach: Replacement cost $1,800,000 × 35% depreciation (effective age 35/50) = $1,170,000
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Deferred maintenance docs: Roof inspection (18-yr shingle, 5-yr remaining), HVAC contractor letters (3 systems end-of-life), unit condition photos
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Insurance quote: Replacement cost valuation $1,100,000 (carrier’s own model)
Assessor’s counter: $1,380,000 (minimal adjustment)
Pre-hearing settlement: $1,200,000 (assessor counsel agreed income approach + condition warranted reduction)
Result:
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Assessment reduction: $220,000 (15.5%)
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Annual tax savings: $4,510
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First-year net savings (after 35% contingency): $2,932
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Ongoing annual savings (years 2+): $4,510
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Refund interest (12% on overpayment): ~$270
Owner time invested: 15 minutes (TRIM notice photo + DocuSign)
Special Considerations for Investor Portfolios
Portfolio-Wide Appeals (Economies of Scale)
Key: Same submarket = shared comps = lower per-unit cost. We identify “clusters” where one strong comp set supports multiple appeals.
New Construction / Recent Renovation
If you’ve improved the property since the valuation date (Jan 1, 2026), the assessor may not know. Do not volunteer this unless it helps your case (e.g., you’re arguing unequal assessment vs. unimproved neighbors). Renovations increase assessed value next cycle.
1031 Exchange / Recent Purchase
If you bought the property in 2025–2026, your purchase price is Tier 1 evidence — the strongest possible. The assessor must consider it. We file a “purchase price petition” with closing statement, deed, and allocation. High success rate.
Commercial vs. Residential Classification
Multifamily (2+ units) is commercial for assessment purposes in FL — different millage, different comps. But if your 4-plex is assessed using commercial comps that are retail/office, you’re over-assessed. We reclassify the comp set.
What NOT to Do (Common Investor Mistakes)
Free Assessment Review: Your Starting Point
Send us your 2026 TRIM notice (photo/text). We’ll tell you:
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Whether your assessment exceeds market value (with comps)
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Which appeal ground is strongest for your property
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Estimated savings range (conservative / aggressive)
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Whether contingency appeal makes sense for you
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Zero obligation. 24-hour turnaround.
Get Your Free Assessment Review →
Frequently Asked Questions:
Will appealing trigger a re-inspection or higher assessment?
No. Florida law prohibits retaliatory reassessment. The VAB process is your statutory right. The assessor cannot increase your assessment because you appealed.
What if I just bought the property and the assessment is lower than I paid?
Don’t appeal. The assessor will catch up next year (Sale Price Cap limitation). Enjoy the discount while it lasts.
Can I appeal every year?
Yes. Annual assessment = annual appeal right. But if you won last year, the new assessment usually reflects the reduction. We monitor and advise.
What’s the “Save Our Homes” cap and does it apply to me?
Save Our Homes (SOH) caps homestead property assessment increases at 3% or CPI (whichever is lower). Investment properties do NOT qualify. Your cap is 10% (non-homestead). This is why investor assessments spike faster.
What if my property is in a CDD / has special assessments?
CDD fees and special assessments are separate from ad valorem taxes. They don’t affect the VAB appeal (which is only for the assessed value × millage). But they affect your total carry cost — we include them in NOI analysis for income approach.
How long does the refund take after a win?
Statute requires payment within 60 days of final decision. Interest accrues at 12%/year from the date of overpayment. We track it.
Can I appeal if I have a mortgage escrow?
Yes. The refund goes to you (or your mortgage servicer, who then credits your escrow). We coordinate with servicer if needed.
What if the Special Magistrate denies my appeal?
You can appeal to Circuit Court within 60 days. Costs rise significantly (attorney required, filing fees). We evaluate cost/benefit before recommending. 85% of our cases settle or win at VAB.
Does ACCRIVE handle tangible personal property (TPP) appeals too?
Yes — equipment, furniture, appliances in furnished rentals. Separate petition (DR-405), same deadline. Often overlooked savings for furnished/short-term rentals.
The Investor’s Annual Tax Calendar
Pro tip: Put “TRIM Review” on your calendar for August 15 every year. When the notice arrives, you’re ready.
Ready to Stop Overpaying Because the Model Missed Your Reality?
The assessor’s algorithm doesn’t know your roof is shot, your HVAC is dying, or your rents are below market because of unit condition. That’s money in your pocket — if you make the case. ACCRIVE makes the case for you, on contingency, with zero time investment.
Three ways to start:
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Schedule a Tax Strategy Call — 30 minutes, we review your TRIM notice live
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Get Your Free Assessment Review — Send the notice, get our analysis
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Explore Our Property Tax Appeal Service — Full contingency representation
ACCRIVE | Full-Service Property Management & Brokerage | Weston, FL | accrive.com | Licensed Real Estate Broker