Do You Qualify for a Property Tax Reduction?

Property Tax Experts, Inc Channel 4 TV on property tax appeals. We have the knowledge and the expertise in getting your job done with results.

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Property Tax Appeal Testimonial

Steve Housman is without a doubt the individual to use. He made the process effortless. I provided basic documents and information on my home and he ran with it. He did the research, made all the necessary contacts with the county, and personally delivered the docs within 24 hours which was critical. Steve was able to convince the county for a late “special” petition due to unforeseen circumstances. He was able to negotiate a reduction prior to the formal in person hearing. The best news is he was able to get my property taxes reduced by more than $25k..

I highly recommend Steve and Property Tax Experts. Yoram Rubanenko

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A discounted flat fee is offered in contrast to a Contingency Fee for challenging your 2026 valuation. Flat fee arrangement is a negotiated fee paid upon signing of a retainer agreement. Flat fees arrangement applies to both commercial and residential properties.

Florida Homestead Exemption Application Service

Additional service offered: We can assist you in applying for your 2027 Homestead Exemption. The fee starts at $400.00 for processing the application through acceptance completion.

Homestead Service Client Testimonial

You are wonderful. Quick, thoughtful, and hard-working. Pleasure dealing with you. ... Marc Albert

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DO NOT SIT ON YOUR HANDS. THE APPEAL PROCESS IS TIME SENSITIVE. APPEAL YOUR MIAMI-DADE, BROWARD, OR PALM BEACH COUNTY PROPERTY APPRAISER'S MARKET/ASSESSED VALUE TODAY.

TIME IS OF THE ESSENCE TO CHALLENGE THE PROPERTY APPRAISER’S VALUATION

From the time that you receive your TRIM (Truth in millage) notice from the county where your property is located in mid August, you have an approximate 25-day window to challenge by mid September the Property Appraiser’s valuation of your property(s). PAY ATTENTION TO THE DEADLINE EXPRESSED ON YOUR TRIM NOTICE, EXPRESSING THE FILING DEADLINE IN THE COUNTY THAT YOUR PROPERTY IS LOCATED. Contact us for any questions that you may have. We can guide and help your through the process.

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Depending upon the respective calendar – petition filing deadlines are usually on the following dates:

• Miami-Dade County: TRIM NOTICE will be mailed to your mailing address (of record) on or before August 24, 2026, with a Petition filing deadline on September 19, 2026
• Broward County: TRIM NOTICE will be mailed to your mailing address (of record) on or before August 15, 2026, with a petition filing deadline on September 18, 2026.
• Palm Beach County: TRIM NOTICE will be mailed to your mailing address (of record) on or before August 20, 2025, with a petition filing deadline of September 14, 2025

IF THE PROPERTY OWNER FAILS TO FILE A PETITION BY THE ABOVE-MENTIONED PETITION FILING DEADLINE(S) THEN THE ONLY OPTION IS TO FILE A LATE FILE PETITION SHOWING GOOD CAUSE FOR NOT FILING BY THE DEADLINE

This type of filing requires that the prospective petitioner must show good cause as to why he/she did not file by the deadline date. Qualifying ‘good cause’ or ‘late filing’ reasons are:

Officially:

Listed below are the five general reasons the County Value Adjustment Board (VAB) would find — pursuant to Florida law — that a taxpayer has made a sufficient showing of good cause to late file a petition after the county September 2026, filing deadline. “Good cause” means the verifiable showing of particular extenuating circumstances in complying with the law. The VAB reviews the application for good cause to determine whether the taxpayer has demonstrated good cause justifying consideration and that the delay in filing the petition will not be prejudicial to the performance of the County’s taxing process. The review shall be limited to the written request. In the event good cause is determined, the Board may simultaneously approve the recommendation of the Property Appraiser or a hearing shall be scheduled before an attorney special magistrate hearing in compliance with the Value Adjustment Board Rules of Procedure. It is strongly suggested that the petitioner (or through agency) indicate one of the reasons below as your reason for late filing on Page two of the DR-486A Form. While you are not required to submit supporting paperwork verifying the good cause explanation, the VAB (Value Adjustment Board) may deny good cause if verifying documentation is not submitted.

Reasons for late filing acceptable for the granting of good cause include:

• Personal, family, or business crisis or emergency at a critical time or for an extended period that would cause a reasonable person’s attention to be diverted from filing (death in family, hospitalization, etc.).
• Physical or mental illness, infirmity, or disability that would reasonably affect the taxpayer’s ability to timely file.
• Miscommunication with, or misinformation received from, the VAB clerk, property appraiser staff, or an agent regarding the necessity or the proper procedure for filing.
• Failure to receive a copy of a notice from the Property Appraiser through no fault of the taxpayer (e.g., mailed to the wrong address due to clerical error).
• Any other causes that would prevent a reasonably prudent taxpayer from timely filing.

Qualifying examples of extenuating circumstances

• Traveling out of the country during August and passed the filing deadline in your county. Proof of travel with travel documents
• Sick and or hospitalized. Produce doctor letters and treatment and treatment dates
• Traveling within U.S. but not available to file a petition by the deadline. Travel documents are required.
• Family emergencies – require documentation.
• Other reasons

This type of petition requires that your petition and documentation is discussed and reviewed before a legal magistrate who will decide on whether your petition has merit to proceed to a value hearing.

PROPERTY TAX EXPERTS, INC can help you file this type of petition. 95% success rate!

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IF PROPERTY TAX EXPERTS, INC is successful with your late filing petition we will review your 2026 valuation and examine the Appraiser’s errors and issues. If the property owner would like to proceed forward with a tax appeal then parties will enter into a Contingency Fee Agreement. We will file on your behalf, an appeal in the appropriate County Value Adjustment Board that your property is located. We will seek to lower your property tax bill with good solid evidence to convince the Magistrate that the Appraiser’s office value is incorrect. If we are not successful in the appeal, you pay us nothing. The only upfront out-of-pocket expense that you will have is a $50.00 petition filing fee for your petition, which is paid before filing.

Property Tax Valuation Appeals

• Higher-end valued Residential properties/a>
• Multi-Unit Residential Rental Property
• Commercial and Industrial Property
• Retail properties of all types and sizes
• Multiple Property Ownership
• Foreign Ownership

Call us risk free today – in Miami-Dade County 305-937-0525 and in Broward County – 954-981-8332. You pay nothing unless we obtain a property tax reduction on your behalf.