2026 Florida Property Taxes: What Homeowners Need to Know About Your New TRIM Notice

If you own property in Florida, your 2026 property tax notice has likely arrived—or will arrive shortly. Here is what you should know before simply putting it aside.

Every August, Florida property owners receive a Truth in Millage, or TRIM, Notice from their county property appraiser. While it looks a lot like a property tax bill, it is important to understand that this is not your final tax bill. It is a notice of the proposed property taxes for the upcoming tax year.

For homeowners in Naples, Bonita Springs, Marco Island and throughout Collier County, this is the time to take a close look at your property's assessed value, exemptions and estimated taxes.

Why your 2026 property taxes may be higher

There are several factors that determine your property tax bill. The most important starting point is the value assigned to your property by the County Property Appraiser.

If your property's assessed value increased, your taxes may increase as well. However, the relationship is not always one-to-one because Florida property taxes also depend on exemptions, assessment limitations and the millage rates established by the various taxing authorities.

Your TRIM notice shows the proposed millage rates and estimated taxes from the county, school district, city and other taxing authorities that apply to your property.

For homeowners who purchased a property recently, there can be an especially significant difference between the previous owner's taxes and the taxes after the property changes ownership. Florida's homestead protections and assessment limitations can affect the taxable value, so the seller's current tax bill should never automatically be assumed to represent the buyer's future property taxes.

The most important number to check: Your assessed value

When you receive your TRIM notice, don't look only at the estimated tax amount.

Take a close look at:

• Market value

• Assessed value

• Taxable value

• Homestead exemption, if applicable

• Other exemptions or classifications

• Proposed millage rates

• Estimated 2026 taxes

If you believe the Property Appraiser's assessment is higher than the property's actual market value as of the relevant assessment date, you have the right to challenge the assessment.

Florida law allows property owners to discuss the assessment with the Property Appraiser and/or file a petition with the Value Adjustment Board (VAB).

Don't miss the 25-day deadline

This is where homeowners need to pay attention.

For a 2026 assessment appeal in Collier County, the deadline to file a petition with the Value Adjustment Board is 25 days after the Property Appraiser mails the TRIM notice. For the 2026 tax year, Collier County's VAB has announced a filing deadline of September 11, 2026, with online filings accepted until 11:59 p.m.

Do not wait until the final day if you believe your assessment is incorrect.

And there is another important point: contacting the Property Appraiser's office for an informal discussion does not extend the VAB filing deadline.

What evidence can help?

If you believe your property has been assessed too high, you'll want to support your position with credible information.

Depending on the property, useful evidence may include:

• Recent comparable sales

• Recent sales of similar properties in the neighborhood

• The property's condition

• Deferred maintenance or necessary repairs

• Functional or physical deficiencies

• Comparable properties that demonstrate a lower market value

• Appraisals or other relevant market evidence

For unusual properties—such as waterfront estates, large acreage properties, development land or luxury homes—determining market value can be considerably more complicated than simply comparing a few nearby sales.

What happens after the TRIM notice?

The August TRIM notice contains proposed taxes. Taxing authorities still conduct their budget and millage-rate hearings during September and October. Final tax bills are then issued by the Tax Collector in November.

Florida property taxes are generally paid after the tax year has ended, which is why homeowners receive the proposed information in August and the actual tax bills later in the year.

If you pay your property taxes early, Florida also provides discounts for early payment. The standard discount is 4% when the November bill is paid in November, with smaller discounts available in subsequent months.

A good annual habit for every Florida homeowner

I recommend treating your TRIM notice as an annual property value checkup.

Even if you don't intend to appeal, take a few minutes to compare the property's assessed and market values with current conditions in your neighborhood.

This can be particularly important in Southwest Florida, where property values can vary substantially from one neighborhood to another—and even between otherwise similar properties depending on waterfrontage, lot size, renovations, views, location and other characteristics.

Your property tax assessment is not necessarily the same thing as your property's true market value.

And conversely, simply seeing a higher estimated tax bill does not necessarily mean that something is wrong with your assessment.

Thinking about selling your property?

Your TRIM notice can also be a useful reminder to review your property's current market value.

If you are considering selling a home, waterfront property, acreage or development land in Naples, Bonita Springs or Marco Island, understanding both the property's tax history and its current market value can be important when determining a realistic asking price.

At CoastalHaus Realty, we work extensively with Southwest Florida residential properties, luxury homes, waterfront properties and land. We are always happy to provide a current market analysis and help property owners understand how their property compares with recent sales.

Have questions about your property's value or are you considering selling? Contact us at 239.285.1332 or info@bolsenteam.com for a confidential conversation about your property and today's market.