How to Appeal Your Alachua County Property Tax Assessment

Think your Alachua County property tax assessment overshoots your home’s value? You are not alone, and you do have options. With the right steps, clear evidence, and strict attention to deadlines, you can ask for a fair adjustment. In this guide, you will learn the timeline, required forms, fees, what evidence works, and what to expect at your hearing. Let’s dive in.

Know your 25-day deadline

You have only 25 calendar days from the mailing date on your TRIM notice to file a petition with the Value Adjustment Board. The deadline appears on the notice itself and is firm. See the state rule on filing windows in Florida Administrative Code Rule 12D-9.020.

Alachua County posts the annual filing deadline on the Clerk’s VAB portal. For example, the 2025 deadline was September 15, 2025. Always check your TRIM notice and the Clerk’s site for this year’s exact date.

Start with an informal review

An informal conference with the Alachua County Property Appraiser can resolve many issues, such as data errors. The office encourages this step, and it is often quick. Review the appraiser’s FAQs and contact details on the Property Appraiser’s site.

Important note: An informal meeting does not extend your 25-day filing window. If the deadline is near, file your petition to preserve your rights.

How to file your VAB petition

Follow these steps to keep your case on track:

1. Download the form. Use the Florida Department of Revenue’s DR-486 petition form. If an authorized agent will file for you, use the DR-486POA. Forms are on the Florida Department of Revenue forms page.
2. File with the Clerk. File online through the Alachua County VAB portal or deliver your form to the Clerk’s office. Your petition is considered filed when the Clerk receives it, not when you mail it. Clerk contact details appear on the county’s VAB information page.
3. Pay the fee. For 2025, Alachua County set a $50 filing fee per petition. Fees can vary by year, so confirm the current amount on the VAB portal.
4. Track your receipt. Save your confirmation or receipt number from the portal or the Clerk.

Prepare persuasive evidence

The right evidence and timing matter. Here is what helps.

What to gather

• Recent comparable sales that support a lower value. Include addresses, dates, prices, and adjustments.
• A current independent appraisal report if you have one.
• Photos that show condition issues and repair estimates.
• Your property record card and a recent closing statement if you bought recently.
• For rentals, credible income and expense records.

Useful evidence categories and hearing procedures are outlined in Rule 12D-9.025.

When to exchange

• You must provide your evidence to the property appraiser at least 15 days before your hearing. See Rule 12D-9.020.
• New for 2025, the property appraiser must provide its evidence to you at least 15 days before the hearing. Review the update from the Department of Revenue on 2025 rule changes and follow the Clerk’s instructions.

What to expect at the hearing

Most Alachua County cases are heard by a Special Magistrate, who is a qualified appraiser or attorney. Hearings are quasi-judicial and usually occur in the months after TRIM season. The Clerk must give you at least 25 days’ notice of your hearing. See section 194.032, Florida Statutes.

At the hearing, be concise and factual. Start with your requested outcome, walk through your comps and documents, and address the appraiser’s evidence. If you are scheduled in a time block, you should not have to wait more than a reasonable time that does not exceed two hours, under state law.

Do not miss the partial payment requirement

If you are appealing value, you must make a statutory partial payment before taxes become delinquent. You must pay all non-ad valorem assessments plus at least 75% of the ad valorem taxes, less any discounts, by the delinquency date. The Value Adjustment Board must deny your petition if this payment is not made on time. Review the rule in section 194.014, Florida Statutes.

Non-ad valorem assessments are charges for specific services, such as solid waste or stormwater. Confirm the delinquency date with the Tax Collector listed on your bill. In most years, taxes become delinquent on April 1.

After the decision

The Special Magistrate issues a recommendation. The Value Adjustment Board then adopts, rejects, or remands it and issues the final decision. If you win, your assessment is corrected and your tax bill adjusts. If you lose and want to continue, you may file a new action in circuit court. Deadlines apply, so review section 194.171, Florida Statutes and consider legal counsel for court appeals.

Common mistakes to avoid

• Missing the 25-day TRIM deadline.
• Forgetting the partial payment requirement for value appeals.
• Submitting evidence late or keeping it to yourself until the hearing.
• Accepting a quick settlement without understanding how it affects your rights.

Quick checklist for Alachua County homeowners

• Read your TRIM notice and calendar the 25-day deadline.
• Request an informal review with the Property Appraiser.
• File DR-486 and pay the $50 fee through the VAB portal.
• Gather comps, photos, and documents that support your value.
• Exchange evidence at least 15 days before the hearing.
• Watch for your 25-day hearing notice from the Clerk.
• Make the required partial payment before delinquency.
• Attend the hearing prepared and concise.

If you are weighing an appeal as part of a move or a sale, you do not have to navigate it alone. As a Gainesville-based advisor, I can help you understand each step, organize market data, and connect you with trusted local resources so you can make a confident decision. Reach out to Anna Olcese to talk through your situation.

FAQs

What is a TRIM notice and why does it matter in Alachua County?

• It is your Notice of Proposed Property Taxes, and it starts your 25-day window to file a Value Adjustment Board petition if you want to challenge your assessment.

Does an informal review with the Property Appraiser extend my filing deadline?

• No, the informal meeting is helpful but it does not extend the 25-day filing deadline in Rule 12D-9.020.

What form do I need to appeal my assessment?

• Use the Florida Department of Revenue’s DR-486 petition form, available on the DOR forms page.

How much is the VAB filing fee in Alachua County?

• For 2025 the county set a $50 per petition fee, and you should confirm the current year’s fee on the VAB portal.

What evidence deadlines should I know about for the hearing?

• You must give your evidence to the Property Appraiser at least 15 days before the hearing, and under 2025 updates the appraiser must provide its evidence to you at least 15 days before the hearing.

What is the partial payment rule if I challenge value?

• You must pay all non-ad valorem assessments plus at least 75% of the ad valorem taxes before delinquency or your petition will be denied under section 194.014, Florida Statutes.

Who decides my case at the local level?

• A Special Magistrate typically hears your case and makes a recommendation, then the Value Adjustment Board issues the final decision as outlined in section 194.032.