The appeal process generally follows these steps:

1. Negotiation with the Property Appraiser’s Office (PAO) – Many cases are resolved through discussions and exchange of information before a hearing.

2. Value Adjustment Board (VAB) Hearing – If a settlement is not reached, the case is heard by a Special Magistrate Appraiser who reviews the evidence and issues a recommended decision.

3. VAB Decision – The Value Adjustment Board reviews the recommendation and issues the final administrative decision.

4. VAB Request for Reconsideration – The Taxpayer or the PAO may appeal the decision of the Special Magistrate Appraiser and present a written request for reconsideration (no new evidence is introduced, no hearing).

5. Right of Appeal – Property owners may challenge the VAB decision in Florida Circuit Court.

Many cases are resolved during the negotiation stage or at the VAB level, and only a small percentage proceed to court.

No. We handle the entire process on your behalf.

Our clients benefit from a white-glove, boutique experience where the process is handled from start to finish, including preparation of evidence, negotiations with the Property Appraiser, representation at the VAB hearing, and appeal of the VAB decision if warranted.

In most cases, no. Filing an appeal simply allows the Value Adjustment Board to review whether the property appraiser’s valuation is supported by market evidence. Our evaluation process helps determine whether an appeal has merit before proceeding.

No. In Florida, property owners may be represented at the VAB by a licensed attorney, a certified public accountant, a real estate appraiser, or another authorized representative authorized by the property owner. Because property tax appeals primarily involve valuation analysis, many cases are handled by valuation professionals rather than attorneys.