Saving money shouldn't cost a fortune
Your Duval County property tax bill starts with the Property Appraiser's estimate of your home's "Just Value" as of January 1. When the county's mass appraisal system misses the unique defects or market realities of your home, you are assessed unfairly. You must act fast: the critical appeal deadline with the Value Adjustment Board (VAB) often falls in early September, giving you a tight 25-day window.
Enter your property details to instantly see your current assessment data, local market facts, and recent sales information to start building your appeal.
This information represents a valuable glimpse into the comprehensive data available to assist you in challenging your assessment.
Winning is not a complaint process—it's a formal, quasi-judicial exercise where the burden of proof rests entirely on you.
The Duval County Property Appraiser's assessment is granted a "presumption of correctness" by Florida law. This means you cannot simply argue that your taxes are too high; you must present a "preponderance of the evidence" to demonstrate that the value is incorrect.
All evidence submitted must be retrospective, relating back to your property's value and condition on the specific January 1 valuation date.
The Property Appraiser's Office (PAO) uses Computer-Assisted Mass Appraisal (CAMA) to value nearly 600,000 parcels. While efficient, this system often fails to account for unique property defects or specific factors that diminish individual home values.
Success hinges on securing "credible, compelling evidence," primarily comparable sales data that is meticulously researched.
The most persuasive evidence is a collection of comparable sales ("comps") that are determined to be "arm's-length" transactions (fair sales between willing parties) and occurred before the January 1 lien date. You must successfully filter market data based on location, size, age, condition, and type of sale.
If your case proceeds to the Value Adjustment Board (VAB), you must provide the PAO with copies of all your evidence at least 15 calendar days before the scheduled hearing date.
Even if you file an appeal, you must still pay your property taxes to avoid automatic denial. Florida law mandates you pay all non-ad valorem assessments and at least 75% of the ad valorem taxes before the delinquency date (typically March 31). This requirement acts as a significant financial disincentive.
Most professional property tax consultants and law firms serving Duval County operate on an expensive contingency fee model.
Win Your VAB Appeal, Keep Your Savings
Unlike traditional contingency firms who take up to 50% of your first year's savings, you retain every dollar of the resulting reduction. This maximizes your annual return on investment.
We curate and present the most favorable, legally qualified, and market-appropriate comparable sales that occurred prior to the January 1 valuation date.
Clear, step-by-step educational instructions on preparing your case and navigating critical deadlines, including the VAB petition deadline and mandatory 15-day evidence exchange.
Professionally curated comps filtered for arm's-length transactions before January 1.
Identification of specific property characteristics the mass appraisal system missed.
Step-by-step guidance on meeting VAB deadlines and evidence exchange requirements.
Three simple steps to arm yourself with the data you need.
Get your free, instant property analysis, including your assessment and local market data.
For a flat fee, get our full data package with comparable sales and strategic evidence to build your strongest case.
Use our data to confidently file your appeal with the county and keep 100% of your savings.
Florida homeowners can challenge their property assessments through the Value Adjustment Board (VAB). The petition must be filed by September 15th or within 25 days of receiving the TRIM (Truth in Millage) notice, whichever is later.
Valid grounds for appeal include incorrect property characteristics, comparable sales showing lower market value, or classification errors. You'll need strong evidence including recent comparable sales data and property details.
Petitions can be filed online through the Duval County Property Appraiser's website or submitted in person.
Before going to the VAB, you may request an informal hearing with the Property Appraiser's office. This is an opportunity to present your evidence and potentially resolve the matter without a formal hearing.
If the informal hearing doesn't result in a satisfactory resolution, your case proceeds to the Value Adjustment Board.
The VAB consists of two citizen members and one member of the Duval County School Board. Hearings typically occur between November and February. You'll present your evidence, and the Property Appraiser will present their position.
The board will issue a decision, which becomes final unless appealed to circuit court within 30 days. Most homeowners find resolution at this level.