Your TRIM notice arrived in the mail a few weeks ago, and you couldn't believe what you saw. Your property tax assessment jumped significantly from last year, even though you haven't done any major renovations or improvements to your home. The assessed value your county appraiser assigned to your property now seems wildly out of line with what similar homes are actually selling for in the neighborhood. It's a sinking feeling that most homeowners in DeLand and throughout Volusia County face at some point.

Here's what you need to know: that higher assessment isn't necessarily final, and you have options to challenge it.

Understanding Why Assessments Go Up

When your home's market value increases, so does the perceived value in your county appraiser's eyes. This is actually how the system is supposed to work. In Florida, properties are assessed at 100% of fair market value as of January 1 each year. The problem is that assessors work with incomplete information, use statistical models that don't account for every property's unique characteristics, and sometimes get it wrong.

Property values can rise for all sorts of reasons: neighborhood demand is increasing, nearby homes have sold for higher prices, or your county is simply updating their assessment models. And yes, the one positive aspect of a rising assessment is that it does reflect your home's increased value. But here's the reality: your tax rate (the annual percentage you pay) is fixed by Florida law, and you can't negotiate it. What you can do is challenge whether the assessed value accurately reflects your home's true market value.

You're Not Alone in This Problem

The numbers are sobering. Studies show that 30-50% of properties are overassessed. That means roughly one in two homeowners may be overpaying their property taxes. In Volusia County specifically, the median effective property tax rate is 0.93%, yet the median annual tax bill of $2,466 is $66 higher than the national median. With a median home value between $251,400 and $257,000, property owners face relatively high property taxes compared to other Florida counties.

This is exactly why the appeal process exists. In 2025, Florida Value Adjustment Boards reduced assessments on more than 40% of petitions filed. That's a significant success rate, and it tells you something important: many appealed assessments are too high and do get reduced.

The Florida Appeal Process Explained

Florida's approach to property tax appeals is straightforward and, frankly, homeowner-friendly. If you disagree with the property appraiser's assessment, you can discuss the assessment with the property appraiser's office, file a petition with the county value adjustment board (VAB) to appeal the property appraiser's assessment, or both.

The process happens in two stages. Florida's appeal process has two stages — an informal review and a formal petition: Step 1 — Request an informal review: Call or visit your county Property Appraiser's office before the VAB petition deadline. Most people don't realize that many disputes get resolved right here at the informal stage. Most jurisdictions schedule an informal meeting with an assessor's staff member before any formal board hearing. This is often the most productive step in the process. Many informal hearings result in a partial or full reduction without going further.

If the informal meeting doesn't produce the result you're hoping for, you can proceed to file a formal petition with the Value Adjustment Board. Property owners can appeal the appraiser's valuation through the Value Adjustment Board (VAB) process. The VAB is an independent board of local government officials who hear and decide property valuation disputes.

Timing Matters More Than You Think

This is critical: you have a limited window to act. Florida property owners have 25 days after TRIM notice to appeal their property tax assessment. That means from the moment your TRIM notice arrives in your mailbox, the clock starts ticking. Typically, that notice comes in August, giving you until late September to file. Miss that deadline, and you're waiting another full year to appeal.

For DeLand and Volusia County residents, call the Volusia County Assessor's Office at (386) 736 5901 and ask for a property tax appeal form. Keep in mind that property tax appeals are generally only accepted in a 1-3 month window each year.

What Evidence Do You Need to Win?

The Value Adjustment Board doesn't care about your feelings about the situation. They want data. You don't need to prove your home is worth a certain amount. You need to show that the assessor's value is higher than what comparable homes are actually selling for. That's a much lower bar, and in many markets it's easy to demonstrate with a few recent sales.

Your strongest evidence is recent sales of similar homes near yours. What makes a home "similar"? Typically, you're looking for properties in your neighborhood or immediate area that sold within the past 6-12 months with comparable square footage, lot size, age, condition, and features. If you bought your home recently, your purchase price is also compelling evidence.

There are other grounds for appeal as well. Factual errors: The property record shows incorrect square footage, bedroom count, pool existence, or condition. These are easy wins — the county must correct factual errors. If you notice your property record shows three bedrooms when you only have two, or lists a pool that was filled in years ago, that's an easy correction that often doesn't require a full hearing.

How Much Can You Really Save?

The financial incentive to appeal depends on your specific situation. Success rates range from 45-55%, with average reductions of 8-20% for winning appeals. On a median DeLand home valued around $251,000 to $257,000, even a 10% assessment reduction can translate to meaningful annual savings.

One thing that confuses many homeowners: A lower assessment can reduce your escrow payments (since less tax is due) but does not change your insurance or loan balance. Lenders receive the updated bill and adjust escrow accordingly. And if you're worried about paying your tax bill while your appeal is pending, don't be. Always pay your property tax bill on time. If your bill is not paid on time, you risk facing delinquency fees. If your appeal is deemed successful and your tax bill is lowered but you've already paid, your county's assessor's office and tax collector will coordinate a refund for the amount you have overpaid.

Should You Go It Alone or Get Help?

Many homeowners successfully handle their appeals independently. The forms are available from the county, and the process is designed to be accessible without an attorney. However, if your home's value is substantial or you're unsure about gathering the right evidence, professional help can make a difference. About 35% of DIY appeals succeed — with professional help, that jumps to 50-60%.

This is where having a local real estate expert in your corner can help. As a real estate agent in DeLand, I work with comparable sales data and understand the local market intimately. I can help you identify the right comparable properties to include in your appeal, explain how recent neighborhood sales trends might support your case, and guide you through the process. I'm not providing tax advice, but I can help you understand how market data relates to your property's assessed value.

Getting Started

Your first step is simple: read your TRIM notice carefully and note the appeal deadline. Then decide if your case has merit. Appeal is worth considering if any of these are true: Your assessed value increased more than 10% from last year without a major renovation, or comparable homes in your neighborhood sold recently for less than your assessed value.

If those conditions apply, reach out to the Volusia County Property Appraiser's office and request an informal review. Come prepared with your comparable sales data in a simple, organized folder. Keep the conversation professional and factual, focused on the numbers rather than emotions about the process.

If the informal review doesn't resolve things favorably, file your formal VAB petition before the deadline. You'll need to submit your evidence, pay a nominal filing fee, and potentially attend a hearing where you can present your case to an independent review board.

Let Me Help You Navigate This

My job as your local real estate expert is to help you understand your property's true market value based on current sales activity in DeLand and the surrounding area. While I can't provide tax or legal advice, I can help you gather and interpret market data that may support your appeal. If you've received a TRIM notice that seems out of line with recent comparable sales in your neighborhood, that's absolutely worth a conversation.

Visit my HOUSEJET profile at yourpersonalrealestateagent.housejet.com, and let's talk about whether an appeal makes sense for your situation. You might be able to reduce your tax bill significantly, potentially saving hundreds or thousands of dollars every year the reduction remains in place.

Your property's assessed value matters. And yes, you do have the power to challenge it.