Duval County Homeowners Face Sept. 8 Deadline on TRIM Notices and Property Tax Appeals

Duval County homeowners have until Sept. 8 to review their annual Truth in Millage notices, known as TRIM notices, and decide whether to challenge their assessments through the Value Adjustment Board. The Duval County Property Appraiser's Office has urged property owners to check the notices carefully because they set the framework for the property tax bills that will arrive in November.

What is a TRIM notice

The TRIM notice is the annual notification that property appraisers in every Florida county send to property owners in August. The document lists the market value the appraiser has assigned to the property for the tax year, the assessed value after any homestead or other exemptions, the proposed millage rates from the taxing authorities that levy taxes on the property, and an estimate of the total tax bill.

For most Duval County property owners, the notice includes ad valorem taxes for the City of Jacksonville and the Duval County School Board, as well as any special assessments applicable to their property. The notice also lists any changes from the prior year and provides the deadline for challenging the assessed value.

Why the notice matters

The TRIM notice is a homeowner's opportunity to review whether the appraiser's valuation is fair and accurate. Property tax bills follow directly from the assessed value and the millage rates, so any error in the valuation carries through to the tax bill. Homeowners who believe the assessment is too high can file a petition with the Value Adjustment Board within the 25-day window that begins when the notice is mailed.

The Sept. 8 date, roughly the standard 25-day window after the mid-August mailing, is the last day to file an appeal. Filing an appeal does not stop the tax bill from being issued, but a successful challenge can result in a reduced assessment for the tax year.

Homestead exemption reminder

Homeowners should confirm that their homestead exemption is listed on the TRIM notice if the property is their primary residence. The homestead exemption reduces the taxable value of the property and also triggers the Save Our Homes assessment cap, which limits how much the assessed value can rise year over year.

Additional exemptions may apply for seniors with limited income, disabled veterans, widows and widowers, and other categories. Property owners who believe they qualify but do not see the exemption on the notice should contact the property appraiser's office promptly.

How to appeal an assessment

Appeals are filed with the Value Adjustment Board through the Duval County Clerk of Courts. The board reviews petitions submitted by property owners who believe their assessment does not reflect market value or that an exemption was improperly denied.

Property owners can represent themselves or hire a tax representative or attorney to file on their behalf. The petition typically requires documentation supporting the property owner's estimate of the correct value, which can include recent sales of comparable properties, appraisals, or evidence of damage or other conditions that affect value.

Impact of state tax relief

The 2026 legislative session and the special sessions that followed produced a significant property tax relief package. Governor DeSantis has said the package, which was passed by the Legislature in a special session, is expected to reduce taxes and local government revenue by $46 billion over five years. The specific impacts on individual property tax bills will vary by taxing authority and by property type.

Homeowners should watch for changes in the millage rates on their TRIM notices and compare them with prior years. Taxing authorities are required to hold public hearings before final adoption of their budgets and millage rates, and those hearings are opportunities for the public to weigh in.

Market value versus assessed value

The TRIM notice separates market value and assessed value, and understanding the difference is important. Market value is what a willing buyer would pay a willing seller in an open market, as estimated by the property appraiser. The assessed value is the market value minus any exemptions, and that assessed value is used to calculate taxes.

The Save Our Homes cap, which limits how much the assessed value of homesteaded property can increase year over year to the lesser of 3 percent or the change in the Consumer Price Index, can create a gap between market value and assessed value on properties held long-term. Some homeowners see substantially lower tax bills than newer buyers of similar properties because of that dynamic.

Jacksonville's tax picture

The City of Jacksonville and the Duval County School Board are the primary taxing authorities for most Duval County property owners. Special districts and other levies may apply depending on the specific location of the property. The city's budget process, which unfolds through the summer, sets the millage rate for the city's general fund and any other city-levied taxes.

Homeowners can attend budget hearings at Jacksonville City Hall and School Board meetings to weigh in on proposed millage rates. Public input at those hearings can influence the final rates that are adopted.

Statewide comparisons

Duval County is not alone in facing property tax questions this month. Every Florida county mails TRIM notices in mid-August, and property owners across the state have similar review and appeal windows. Comparisons of tax burdens across counties can be complex because of the different mixes of taxing authorities, exemptions, and millage rates.

Statewide data compiled by the Florida Department of Revenue and by academic researchers gives context for how Duval County's tax picture compares with other major population centers such as Miami-Dade, Broward, Hillsborough, Orange, and Palm Beach counties.

Resources for homeowners

The Duval County Property Appraiser's Office maintains a website with property search tools that allow owners to look up their property records, including current and prior assessments, sales history, and property characteristics. The office also accepts questions by phone and offers appointments for in-person consultations.

Homeowners with more complex situations, such as recent renovations, natural disaster damage, or significant changes in the neighborhood's real estate market, may benefit from consulting a tax representative or attorney. Community groups and legal aid organizations sometimes offer free clinics on property tax issues.

Looking ahead

Once the Sept. 8 deadline passes, the property tax cycle moves into the payment phase. Bills are typically mailed in November, with discounts for early payment and a final due date in March. Property owners with escrow accounts through mortgage lenders have their taxes paid on their behalf from escrow.

The state's property tax relief package will affect the 2027 tax cycle in ways that homeowners will begin to see in next year's TRIM notices. Local taxing authorities and the Legislature will continue to adjust policy to accommodate the relief provisions while maintaining necessary funding for schools, public safety, and other services.

The homeowner takeaway

Review the TRIM notice carefully, verify all exemptions, note the deadline, and take action if the assessment appears incorrect. Property tax is one of the largest expenses many Floridians face outside of a mortgage, and the annual TRIM notice is the built-in opportunity to make sure the numbers add up.