Challenging Your Property Valuation in South Florida: How Sheppard Morris CPAs Helps with VAB Petitions in Miami-Dade, Broward, and Palm Beach Counties

If you believe your property has been overvalued, leading to excessive property taxes, you’re not alone. At Sheppard Morris CPAs, we help property owners and real estate investors contest inaccurate assessments by filing petitions with the Value Adjustment Board (VAB) in Miami-Dade, Broward, and Palm Beach Counties.
From the initial review through petition filing and documentation preparation, we handle the process end-to-end, saving you time and maximizing your chances of success.

• Comparable property sales
• Errors in property records
• Missed or incorrect exemptions
• Changes in market conditions
• Classification issues (e.g., agricultural or commercial use)

• Accurate and complete preparation of Form DR-486
• Submission online or in person
• Payment of the $15 statutory filing fee
• Monitoring filing deadlines and confirmation notices

• TRIM Notices typically mailed: Late August
• 2025 Deadline to file: 25 days after TRIM notice (estimated September 18, 2025)

• Filing address:
•  115 S. Andrews Ave., Room 120, Fort Lauderdale, FL 33301
• 2025 Deadline: September 18, 2025 (Estimated)
• Credit card convenience fee: 2.55% (min. $2)
• Late petition? Must submit a “Good Cause” written request for attorney review.

• Informal review option encouraged before filing.
• 2025 TRIM Deadline: September 15, 2025
• Online filing: Palm Beach County VAB Site
• Informal reviews do not delay the official deadline.

• Certified property appraisals
• Sales comparables
• Condition photos and repair estimates
• Historical trends and income/expense reports
• Legal affidavits or CPA-signed value analyses

• Review of key arguments
• Timeline and hearing notice tracking
• Compilation and pre-submission of required documents

Contact Us Today
If your property’s assessed value doesn’t reflect market reality, you may be overpaying in property taxes. At Sheppard Morris CPAs, Ryan Morris, CPA, leads our property tax abatement practice with a precise, valuation-first approach grounded in real estate underwriting and South Florida market insight. Why engage us? Ryan understands exactly what local Value Adjustment Boards look for when considering a reduction:

1.  Market Value Evidence: We prepare credible appraisal-based support to demonstrate when assessed values exceed fair market value.
2. Comparable Sales Analysis: Ryan draws on current market data and investor sentiment to compile strong comps and valuation evidence.
3. Property Condition Documentation: We help you gather and present photos, repair estimates, and other critical facts that may justify a reduction.
4. Financial Insight for Income Properties: For landlords and investors, Ryan’s experience with rent rolls, leases, and income capitalization (cap rate analysis) gives you an edge.
5. Local Knowledge That Works: With deep roots in Miami-Dade, Broward, and Palm Beach counties, Ryan stays ahead of zoning shifts, neighborhood trends, and the latest VAB decisions.

Ryan doesn’t just file your petition he builds a strong, evidence-based case that speaks the VAB’s language. Whether you’re a homeowner or investor, we’ll help you navigate the process, meet deadlines, and pursue the maximum allowable reduction under Florida law.
If your property’s value seems off, don’t wait deadlines are strict and approaching fast. Let Sheppard Morris CPAs manage your appeal from start to finish. We’re your partner in property tax savings across South Florida.