Davie TRIM Notice 2026: The September 18 Appeal Deadline

When is the deadline to appeal your Davie property tax assessment in 2026?

Your Broward TRIM notice is not a bill, and that is exactly why people ignore it until it is too late. The Truth in Millage notice that Broward County mailed on or before August 15 shows what the Property Appraiser thinks your Davie home is worth, what it will be taxed on, and what your estimated 2026 property tax will be. If that value looks too high, you have one narrow window to challenge it. The deadline to file with the Value Adjustment Board is September 18, 2026, and it is the same date for every Davie homeowner.

Here is what I tell every Davie homeowner who calls me the week their TRIM notice lands. Do not panic, and do not throw it in a drawer. Read the three numbers on it first, because most owners misread which one an appeal can actually move.

What the three numbers on your Davie TRIM notice actually mean

Your TRIM notice lists three separate values, and they do very different jobs. Getting them straight is the whole game, because you can only appeal one of them.

• Market value is the Property Appraiser’s estimate of what your home would sell for as of January 1. The county also calls this the just value. This is the only number a value petition challenges.
• Assessed value is the market value after the Save Our Homes cap is applied. On a homesteaded home, the Save Our Homes cap holds the assessed value to a rise of 3 percent a year or the change in the consumer price index, whichever is lower.
• Taxable value is the assessed value after your exemptions come off. Your homestead exemption stays fully intact whether or not you file an appeal.

This is where most appeals go wrong. If you have owned and homesteaded your Davie home for years, Save Our Homes has probably held your assessed value well below true market value already. In that case, lowering the market value on the notice may not change your tax bill at all, because your taxable number is driven by the capped assessed value, not by market value. The owners who win are the ones whose market value on the notice is genuinely higher than what comparable single family homes are actually selling for. That happens most often right after a purchase, after a reassessment, or during a soft patch in one specific pocket of Davie.

Your rate is a stack of separate taxing authorities, not one flat number. The Town of Davie portion is 5.8118 for fiscal year 2026, per the Town of Davie, and the county, the school board, and other districts add their own millage on top. You can read the full rate breakdown in the Davie millage guide. An appeal changes your value, never the millage.

The September 18 deadline to appeal your Davie assessment

The deadline to file is September 18, 2026, and the Value Adjustment Board cannot extend it. Petitions have to reach the board within 25 days of the day the Property Appraiser mailed the TRIM notice, which is why the date is fixed for everyone. Miss it and your realistic options are next year or an informal correction with the appraiser.

Start with the free step first. Call the Broward County Property Appraiser and ask for an informal review of your assessment before you file anything. Many value questions get resolved at that stage without a hearing, and it costs nothing.

If the informal review does not fix it, file a petition with the Broward Value Adjustment Board. You use Form DR-486, the Florida Department of Revenue petition form for a value or exemption issue, and you pay the board filing fee of $25 per petition. You can file online through the county’s Axia portal or in person at the Property Appraiser’s office in the Government Center.

Once you file, the board schedules your hearing. You have to give the appraiser your evidence list and copies at least 15 days before that hearing, so build your file early rather than the night before. For the full walk through of how a Broward assessment challenge works start to finish, see the Davie property tax appeal process guide.

What actually wins a Davie property tax appeal

A value appeal is won on comparable sales, not on how you feel about the number. The board wants evidence, and the strongest evidence is recent sales of similar single family homes near yours. That means a similar size, age, lot, and condition, sold close to January 1 of the tax year. A private appraisal report, dated photographs of condition problems the appraiser could not see from the street, and real repair estimates all help. Your emotion and your mortgage balance do not.

This is the part where a local read matters. I pull the recent comparable single family sales on your street and inside your community, not just across the ZIP code, and I look at what actually closed against what merely listed. You can start with the Davie market data I publish every week, then we sharpen it to your specific parcel. The number on your notice is a starting position, and comparable sales are how you answer it.

There is a flip side worth respecting. If your home genuinely sits in a higher value bracket than the notice reflects, filing can invite a closer look, so run the comps before you decide. That is the same work I do for a seller pricing a home and for a buyer testing whether a list price holds. If you are weighing your total cost of owning in Davie, the Davie cost of living guide shows where property tax fits the whole picture.

Frequently Asked Questions

When is the 2026 deadline to appeal my Davie property taxes?

The deadline to file a petition with the Broward Value Adjustment Board is September 18, 2026. Petitions must reach the board within 25 days of the day the Property Appraiser mailed your TRIM notice, which was on or before August 15. The board cannot extend this date, so a late filing waits until next year.

Does appealing my assessment cancel my homestead exemption?

No. Protesting your value has no effect on your homestead exemption or your Save Our Homes cap, which stay separate from the valuation itself. You keep every exemption you already qualify for while your petition is pending. You can review how the exemption works in the homestead exemption guide.

How much does it cost to file a petition in Broward County?

The Broward Value Adjustment Board charges a filing fee of $25 per petition. You can file the petition yourself, and some owners hire a licensed representative for the hearing. Either way, the fee is the same and the deadline is the same.

What is the difference between market value and assessed value on my TRIM notice?

Market value, which the county calls just value, is the appraiser’s estimate of what your home would sell for on January 1. Assessed value is that market value after the Save Our Homes cap is applied, and taxable value is the assessed value after your exemptions. A value petition challenges the market value, not the assessed or taxable number.

Can I lower my Davie tax bill if Save Our Homes already caps my assessment?

Often you cannot, and that surprises people. If Save Our Homes has held your assessed value below true market value, lowering the market value on the notice may not move your taxable value at all. Run comparable single family sales first to see whether the appraiser’s market value is actually overstated before you file.

Talk to a Davie Real Estate Expert

Anthony Spitaleri, Broker Associate with Coldwell Banker and a Davie native, runs the comparable single family sales for any homeowner who wants to know whether their TRIM notice is worth challenging before the September 18 deadline. If you want a clear read on your specific parcel and the comps that back it, the next step is a direct conversation. Schedule a free 15-minute strategy call and walk into the deadline knowing your number.

Anthony Spitaleri

Living in Davie Florida

954-235-5783

Davie, Florida

livingindavieflorida.com

About Anthony Spitaleri

Anthony Spitaleri is a Broker Associate with Coldwell Banker, one of the most established residential real estate brands, with approximately 2,700 offices globally, founded in 1906. A Davie native who returned home in 2025 after 13 years in Miami Beach, Anthony specializes in luxury homes and estates above $1 million, acreage and equestrian properties with no HOA, and relocation buyers moving to Davie from out of state. He created livingindavieflorida.com, the most in-depth independent Davie real estate resource available, with in-depth coverage of Davie’s gated communities, acreage and equestrian properties, and luxury estates, plus original weekly market data, interactive tools, Town Council recaps, and a 24/7 AI concierge. Anthony has been licensed in real estate since 2013 (BK3281907), is a Certified Strategic Coach through Coaching Services International (CSI), an active member of the Davie Cooper City Chamber of Commerce, and a weekly volunteer at Bit by Bit Therapeutic Riding Center in Davie.

Written by Anthony Spitaleri, Broker Associate with Coldwell Banker and a Davie native. More about Anthony