Smarter Appeals. Bigger Savings

If your property is non-homesteaded — meaning it is not your primary residence — it is likely over-assessed and should be appealed annually. Unlike homesteaded properties, non-homesteaded properties are not protected by Florida’s assessment limitations, making them especially vulnerable to inflated valuations. This includes commercial buildings, industrial facilities, investment properties, rental homes, and vacant land. Each tax year stands on its own, and failing to appeal means forfeiting that year’s potential savings permanently.

Our team reviews your property’s assessed value using three recognized approaches: the income approach, the sales comparison approach, and the cost approach. We prepare a detailed evidence package, file all required petitions with the appropriate Value Adjustment Board, manage communications with the Property Appraiser’s Office, and represent you at the formal hearing. You are not required to attend any meetings or hearings — we handle the entire process from filing through final determination.

The only upfront fee we charge is a flat $20.00 per folio processing fee, which covers the preparation and filing of your petition with the local Value Adjustment Board. There are no hidden charges or administrative fees. Beyond this processing fee, no further costs are incurred unless a tax reduction is successfully achieved on your behalf.

Our contingency fee is 30% of the tax savings achieved. This fee is only due upon a verified reduction in your assessment. If no reduction is obtained, no contingency fee is charged. Our compensation is entirely performance-based — we are not paid unless we deliver measurable results for you.

The deadline to file an appeal falls in September — within 25 days of the mailing of your TRIM notice, which is typically distributed in mid-August. This deadline is firm and cannot be extended. VAB hearings are generally scheduled between November and April of the following year. From the date of filing to the conclusion of the hearing, property owners should expect a timeline of approximately seven (7) months.

If the Value Adjustment Board does not rule in your favor, no further action is required and no additional fees will be assessed. Should you wish to pursue the matter further, Florida law provides the right to challenge a VAB determination in circuit court. We are available to advise you on whether litigation is appropriate and to assist throughout that process if needed. The vast majority of appeals are resolved at the VAB level without the need for judicial intervention. 99.99% of cases are resolved without circuit court involvement.