Value Adjustment Board: How to Contest Your Home Value in Manatee and Sarasota Counties
Your property tax bill is probably one of the largest ongoing expenses you will face as a homeowner. But what if you believe your assessed value is simply wrong or inflated? In Florida, you have a statutory right to challenge that assessment through the Value Adjustment Board, often called the VAB. This process gives you an opportunity to argue your case, present evidence, and possibly reduce your tax burden. Below is a guide tailored for property owners in Manatee and Sarasota Counties explaining what to expect, how to navigate deadlines, and how our firm can help.
What Is the Value Adjustment Board
The Value Adjustment Board is a local tribunal established in each Florida county. It hears petitions by taxpayers who dispute:
- The assessed value placed on their property
- Denial of tax exemptions or classifications
- Issues with property ownership, change of classification, or deferred taxes
In Sarasota County, the VAB includes two county commission members, one school board member, and two citizen members, and it appoints special magistrates to hear evidence. (Sarasota County Clerk) In Manatee County, the VAB meets at least twice a year to consider petitions regarding assessments, exemptions, and classifications. (Manatee County Property Appraiser)
Why You Might Contest Your Assessment
Here are some common reasons why you may want to challenge your property value assessment:
- Comparable homes in your neighborhood sold for less than your assessed value
- Structural damage, deferred maintenance, or storm damage not reflected in the assessment
- Misclassification, such as a residential property assessed as commercial
- New construction or improvement records that are inaccurate
- Exemptions or deductions that were improperly denied
Key Deadlines and Timing
Timing is critical. If you miss the filing deadline, your petition may be dismissed.
- In Sarasota County, you must file a petition no later than twenty five days after the mailing of your TRIM notice. (Sarasota County Clerk)
- In Manatee County, the deadline is similarly tied to the TRIM notice mailing. (Manatee County Property Appraiser)
- For denial of exemptions or classifications, the deadline is usually thirty days after the notice of denial. (Sarasota County Government)
- After the VAB issues its decision, you may appeal to circuit court within sixty days, after paying the portion of taxes you do not dispute. (Florida Department of Revenue)
Steps to Contest Your Assessment
1. Review Your TRIM Notice
This notice lists your proposed assessed value and the deadline to file a petition. It also shows important dates and the contact information for the VAB clerk. (Florida Department of Revenue)
2. Request an Informal Conference
Before filing a petition, you can meet with the property appraiser’s office to present data and try to resolve discrepancies. This step does not extend the VAB deadline, but it can save time if both sides reach an agreement. (Florida Department of Revenue)
3. Gather Supporting Evidence
- Recent sales of similar homes in your area
- Photographs showing damage, wear, or deferred maintenance
- Independent appraisals or valuation reports
- Invoices or receipts for renovations or repairs
- Evidence of changes in local market conditions
4. File Your VAB Petition
Use the standard Florida form (DR 486) or your county’s online petition system. Pay the filing fee, usually around fifty dollars in Manatee County. Petitions are submitted to the Clerk of Circuit Court, Value Adjustment Board Division. (Manatee County Property Appraiser)
5. Participate in the Public Hearing
At the hearing, you present your evidence and the property appraiser’s representative presents theirs. A special magistrate reviews both sides and makes a recommendation. The VAB then votes on a final decision. (Sarasota County Clerk)
6. Review the Decision and Consider Appeals
If you disagree with the result, you can appeal to circuit court within sixty days of the final decision. You must first pay any portion of the tax that you agree is due. (Florida Department of Revenue)
Local Details for Manatee and Sarasota Counties
- Electronic filing. Sarasota County allows online petition filing, document upload, status tracking, and fee payment. (Sarasota County Clerk)
- Local comparables. Because these counties vary from inland subdivisions to waterfront neighborhoods, your comparable sales must come from similar areas.
- Property classifications. If your property is misclassified, such as agricultural versus residential, correcting the classification may save more money than simply lowering the value.
- Local magistrates. Each county appoints its own special magistrates, so presenting relevant local market data is critical to your success.
How Barnes Walker Can Help You Win Your Appeal
- We review your assessment and property records to identify errors or overvaluation
- We gather strong supporting evidence including comparable sales, appraisals, and damage documentation
- We prepare your petition and ensure it meets all filing deadlines
- We represent you before the Value Adjustment Board hearing and present expert testimony
- We handle appeals to circuit court if necessary
Final Thoughts
Challenging your property assessment is more than a formality. It can save real money over time, especially when compounded over multiple years of taxes. The process is technical and requires careful preparation, but with the right guidance it can be straightforward and successful.
If your Sarasota or Manatee County property appears overvalued, do not assume the system will fix it on its own. Contact our office early in the process so we can help you prepare, file, and present your strongest case before the deadline passes.
Contact Barnes Walker today to schedule a review of your assessment and start the appeal process.
Sources
Trust • Experience • Results
Ready to Get Started?
Get started with Barnes Walker today.
